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CPPC 07-12-21 Meeting Agenda1.Comprehensive Plan Update 1.A.Comprehensive Plan Update The CPPC will review: A. The Plan (Draft Section Review - Part 4) – Section III – Business Development, Section IV – Public Facilities 2.2021 Comprehensive Plan Amendment Request (CPPA) 2.A.2021 Comprehensive Plan Amendment Request (CPPA) CPPA #01-21 - Russell-Smith Properties 3.Other AGENDA COMPREHENSIVE PLANS AND PROGRAMS COMMITTEE MONDAY, JULY 12, 2021 7:00 PM FIRST-FLOOR CONFERENCE ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA CPPC07-12-21ComprehensivePlanUpdatePart4.pdf CPPC07-12-21CPPA0121_Redacted.pdf 1 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 12, 2021 Agenda Section: Comprehensive Plan Update Title: Comprehensive Plan Update Attachments: CPPC07-12-21ComprehensivePlanUpdatePart4.pdf 2 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Candice Perkins, AICP, CZA, Assistant Director SUBJECT: July 2021 Meeting – Comprehensive Plan Review - Part 4 DATE: June 30, 2021 At the July 2021 meeting, the Comprehensive Plans and Programs Committee (CPPC) will continue working on the update for the County’s Comprehensive Plan. The current 2035 Comprehensive Plan was adopted in January of 2017. The Code of Virginia requires localities to review and update their plan every five years; therefore, the updated Plan would need to be adopted by January of 2022. To date the CPPC has reviewed the following sections: • March 2021 – Part 1 - (The Plan: Purpose of the Plan, Core Values, Code of Virginia, Implementing the Plan, Supporting Planning Documents, Comprehensive Plan Amendments and Section I - Urban Areas) and Appendix II (Historical Background, Geography and Demographics). • April 2021 – Part 2 – (The Plan: Section II – Rural Areas, Section III – Residential Development, and Section VII Natural Resources) and Appendix II (Economic Analysis). • June 2021 – Part 3 – (The Plan: Section V Transportation, Section VII Historic Resources) and Appendix II (Land Use). Please find attached the following sections for the Part 4 review: 1. The Plan (Draft Section Review - Part 4) – Section III Business Development, Section IV Public Facilities The attached documents show the existing Plan with the proposed changes (with additions shown in red and deletions in strikethrough). Staff is seeking comments and recommendations from the CPPC on the attached sections. Please contact staff if you have any questions or need additional information. 3 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 56 VI. PUBLIC FACILITIES • FREDERICK COUNTY GOVERNMENT SERVICES • FREDERICK COUNTY PUBLIC SCHOOLS • FREDERICK COUNTY PARKS AND RECREATION • HANDLEY REGIONAL LIBRARY • FREDERICK COUNTY EMERGENCY SERVICES • WINCHESTER REGIONAL AIRPORT • FREDERICK WATER 4 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 57 PUBLIC FACILITIES INTRODUCTION This Chapter addresses the following County public facility providers and their focus and direction for the future. The purpose of the Public Facilities Chapter is to plan for future public facilities and infrastructure needed to serve existing and planned population growth through the efficient, safe, and accessible delivery of public services. The planning and siting of public facilities should be in a manner that will efficiently and economically serve the greatest number of residents. New facilities should be located within the County’s Urban Development Area (UDA), where future growth is desired; such facilities shall also generally be included in the Capital Improvement Plan (CIP). Collaboration between County agencies should continue to be a priority goal in order to ensure that the investment made in the County’s community facilities will continue to provide the best possible environment for positive and vibrant community growth. Multiple use/satellite public facilities should be developed wherever such facilities would make the delivery of services more efficient. The Public Facilities Chapter is divided into several sections based on the departmen t responsible for providing that facility or service. The sections are: • FREDERICK COUNTY GOVERNMENT SERVICES • FREDERICK COUNTY PUBLIC SCHOOLS (FCPS) • FREDERICK COUNTY PARKS AND RECREATION • HANDLEY REGIONAL LIBRARY • FREDERICK COUNTY EMERGENCY SERVICES • WINCHESTER REGIONAL AIRPORT • FREDERICK WATER 5 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 58 FOCUS FOR THE FUTURE Creating a sense of community through the principles of Neighborhood Design is supported through the policies contained within the Urban Area Study completed in 2006. By directing growth to the Urban Areas, through the UDA, the County can better direct services and community facilities to the citizens providing efficiency in community facilities including schools, parks, libraries and emergency services. At the same time, the County can better protect its Rural Areas and natural and cultural resources. COMMUNITY BENEFITS Public facilities, especially schools, parks and libraries, can provide focal points for walkable, mixed-use neighborhoods, intertwined with variety of housing, retail, and employment opportunities. Focusing development around walkable centers allows peop le to work, go to school, live, shop, and play in locations that are near each other. The location of public facilities and infrastructure and the thoughtful provisions for public spaces, recreational areas, and open spaces are essential to the creation o f more walkable, livable communities. Collaboration between County agencies should continue to be a priority goal in order to ensure that the investment made in the County’s community facilities will continue to provide the best possible environment for positive and vibrant community growth. 6 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 59 FREDERICK COUNTY GOVERNMENT SERVICES CURRENT CONDITIONS Many of the County’s departments are located in the County Administration Building at 107 North Kent Street, Winchester; public safety agencies are located at the Frederick County Public Safety Center at 1080 Coverstone Drive, Winchester. The County has also recently acquired the former Sunnyside Plaza Shopping Center. This facility is planned to help meet the need for increased office space, meeting space, and governmental services in an accessible location. FOCUS FOR THE FUTURE Frederick County government shall continue to provide accessible, effective, and high -quality government services to its citizens, business owners, and community partners. Community facilities providing administrative and judicial services shall be located in urban areas which may include the County’s Urban Development Area, Sewer and Water Service Area, and/or areas identified as future Urban Centers. The County should strive to improve access to government services through a variety of creative and proactive approaches. Advances in technology should be embraced to further to advance the availability of government services. Projects aimed at enhancing the County’s ability to provide accessible, effective, and high-quality services, either by Frederick County or through partnerships with private entities should also be considered. In addition, A variety of communication methods shall be used to engage the community and promote the accessibility of those government services. The County shall strive to improve access to government services through a variety of creative and proactive approaches. This may include building new community facilities in urban areas/urban cen ters and through the use of technology that connects the County with the Community. COMMUNITY BENEFITS Proper planning and land use policies enable the County to identify where future growth should be accommodated. By planning for this growth, we are better able to identify and provide for infrastructure and services in areas where they can reach the majority of the population. Projects and proposals aimed at enhancing the County’s ability to provide accessible, effective, and high-quality government services, either by Frederick County or by private entities through allowable programs such as the Public -Private Education Facilities & Infrastructure Act (PPEA), should be considered as being consistent with the Comprehensive Plan of the County. Such community facilities shall generally be included in the Capital Improvement Plan. 7 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 60 GOALS/STRATEGIES GOAL: IMPROVE SERVICES TO CITIZENS THROUGH THE EFFICIENT PROVISIONS OF FOR COMMUNITY FACILITIES. STRATEGIES: • County government facilities services should be provided in a manner that ensures that all as needed to provide citizens, business owners, and community partners have with accessible government services. • Community facilities should generally be located within urban areas which may include such as the County’s Urban Development Area, Sewer and Water Service Area, and/or areas identified as future Urban Centers. • Community facilities should serve as community focal points. • Collaboration between County agencies should continue to be a priority, goal as to ensure that the County can provide the best possible environment for positive and vibrant community growth. Multiple use/satellite public facilities should be developed wherever such facilities would make the delivery of services more efficient. • Encourage collaboration with the private sector to provide integrated infrastructure in the most efficient way possible. 8 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 61 FREDERICK COUNTY PUBLIC SCHOOLS (FCPS) CURRENT CONDITIONS Frederick County Public Schools (FCPS) is the 20 22th largest of 134 132school systems in the Commonwealth of Virginia, with just serving over 13,600 13,246 students in the 2016- 2017 2020-2021 school year. With over 2,300 2,100 full time employees, Frederick County Public Schools (FCPS) is one of the third largest employer in the Winchester-Frederick County area. The school district has 11 12 elementary schools, 4 middle schools, 3 high schools, 1 career & technical center, and participates in Northwest Regional Educational Programs, an alternative education center. Support facilities include the administration building, the maintenance/warehouse facility, the Transportation Facility, the Smithfield facility, and Support Facilities West. There are a total of 25 schools and support facilities operated by FCPS. In the past ten years, FCPS has constructed 4 3 new schools plus the Transportation Facility and 5 4 school additions/renovations. Residential growth continues to impact the school system as additional homes are built throughout the County. During the past several decades, the total student enrollment in the school division has increased steadily. Student enrollment has grown by 650 490 students in the past ten years. Eighty-one Seventy-four percent of the class of 2016 2020 planned to continue their education. FCPS on-time graduation rate for the 2015-16 2019-2020 school year was 93.5%, compared to the state's 91.3 92.3%. FOCUS FOR THE FUTURE The establishment of new community facilities creates opportunities to improve the quality of the surrounding community. School s in particular through the incorporation of Neighborhood Design can serve as the focal point for Neighborhood Villages and Urban Centers within the UDA and Rural Community Centers in the Rural Areas. Opportunities to co-locate schools with other community facilities should be sought. Several schools currently have Parks & Recreation Basic Rec programs within them. This program should be considered for new schools. Other Parks & Recreation programs co uld be co-located with schools. Schools should be located in existing or future neighborhoods, within walking distance and be accessible to residents. They act as neighborhood anchors and community centers. Well planned school sites, by encouraging walking and bicycling, can improve student health and academic performance and reduce traffic around schools. A good example of community- centered school planning can be found around Greenwood Mill Elementary School, the County’s 11th elem entary school. 9 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 62 COMMUNITY BENEFITS It is the mission of Frederick County Public Schools' (FCPS) vision is to be an innovate community where caring relationships and authentic learning inspire all students. ensure all students an excellent education. The school system works hard to meet the needs of all students, from those who will go to college to those who are challenged to master the most basic of life skills. FCPS fosters a culture of success and collaboration as well as a desire to constantly improve. The Frederick County Public Schools community nurtures all learners to realize their dreams and aspirations through: • Meaningful and engaging learning experiences • A collective responsibility for continuous growth • Embracing a culture of diversity and inclusiveness • Fostering and supporting innovative ideas that challenge conventional thinking • A commitment to forward-thinking learning environments FCPS promises each and every student learning experiences grounded in high expectations, personalized to student needs and interests, tailored to inspire passion and challenge thinking, and backed by necessary learning supports today, so that each and every student is ready to pursue the dreams and opportunities of tomorrow. FCPS is a learning organization where students and staff thrive in safe, supportive, nurturing environments, motivated by a culture of continuous growth so that each and every student becomes a contributing citizen in our global society. FCPS will support students and staff through meaningful, authentic learning experiences and a focus on overall well-being by cultivating strategic, purposeful partnerships with community members, organizations, and families. FCPS will be recognized as the preferred school community for individuals who are high achieving, compassionate, committed to continuous improvement, and who are inspired and inspire others. Frederick County Public Schools strives to be a premier school division in the Commonwealth of Virginia. Teachers and staff maintain high expectations for students so the children of Frederick County are equipped with the necessary knowledge, skills and com petencies to be successful in their chosen career and life goals. There are specific programs offered by FCPS to meet the varying needs of special groups of students. In collaboration with the City of Winchester and Clarke County, FCPS provides an education for children who are emotionally disturbed or who have multiple disabilities. FCPS offers a variety of trade and industrial programs and health occupations programs designed to meet the needs of students who wish to improve their employability skills and explore different career possibilities. FCPS provides enriched and expanded instruction for students who qualify for Gifted Education, including the Mountain Vista Governor’s School. FCPS also participates in two summer programs: Performing and Visual Arts Northwest (PAVAN), a regional summer arts and culture program, and Blue Ridge Environmental Studies Regional Summer Governor’s School, which offers gifted students opportunities to work on real problems in environmental management. 10 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 63 GOALS/STRATEGIES Each local school board in Virginia is required by State Code to adopt a division wide comprehensive plan. Accordingly, the Frederick County Public Schools Division Comprehensive Plan, Inspire 2020, A Promise for Progress, is the document that governs the future direction of FCPS. Long-range school planning documents that are developed under the umbrella of the Division Comprehensive Plan include curriculum improvement plans, school improvement plans, a technology plan, enrollment projections, a capital improvement plan, and a staffing projection plan. The following policies include excerpts paraphrased from the FCPS Division Comprehensive Plan 2014-20. Please refer to that plan for the official version of these policies: GOALS: CONSIDER THE SURROUNDING NEIGHBORHOOD VILLAGES, URBAN CENTERS, AND RURAL COMMUNITIES; SITE LOCATION, SITE SUITABILITY, PROGRAM DESIGN, AND THE NEEDS OF OTHER AGENCIES IN LOCATING NEW FACILITIES. STRATEGIES: • In evaluating potential school facility locations, consider the role of the site in building diverse, walkable communities in the UDA. • In evaluating potential school facility locations, consider each location relative to arterial roads, planned roadways, the SWSA, the UDA, surrounding neighbo rhoods, floodplains, Civil War battlefields, and Agricultural and Forestal Districts. Also consider surrounding land uses, and potential environmental hazards. • In evaluating individual candidate sites, consider each site’s zoning, planned land use, topography relative to program requirements, historical features, water features, wetlands, potential environmental hazards, geology, soil suitability, and tree cover. Also consider constraints contained in the site’s deed and plat and the potential for the presence of rare, threatened, and endangered species. • Purchase sites that are suitable for co-locating school facilities with facilities other agencies have identified in their CIP or other studies if doing so does not interfere with FCPS’ educational mission and is a responsible use of public funds. Future school sites have the potential to be collocated with future fire and rescue stations, parks, community centers, libraries, convenience sites, and satellite offices for several County Departments. Additionally, future school sites could become part of the network of properties needed to execute the Eastern Road Plan. 11 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 64 12 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 65 FREDERICK COUNTY PARKS AND RECREATION CURRENT CONDITIONS Facilities There are five classifications of parks including Mini, Neighborhood, Community, District Parks and Greenways. The classification depends on the size, service area, purpose, character, and location. The County currently owns and operates two district, one community and two neighborhood parks. Additionally, one community park is planned adjacent to the Snowden Bridge development where the County has taken possession of 25 acres of land. The two district parks currently serve the County’s population with active and passive recreational programs and facilities. Clearbrook Park, located five miles north of Winchester on Route 11, consisting of approximately 55 acres (44 which are owned by the County) and Sherando Park, located two miles east of Stephens City on Route 277, consisting of approximately 334 acres. Rose Hill Park, a public park located 1/3 mile south of the intersection of Cedar Creek Grade and Jones Road, offers visitors the opportunity to enjoy the historic and scenic features of the museum of the Shenandoah Valley’s Rose Hill Farm. Two neighborhood parks include space at the Reynolds Store Fire Company, and the Frederick Heights subdivision near Senseny Road. These neighborhood parks consist primarily of playground equipment for young children. Master development plans were adopted for both Clearbrook and Sherando Parks which establish goals for each park, identify unmet recreational needs, provide unified facility plans, and propose a development program for each park. Frederick County has four classifications of parks including Greenways (linear parks), Neighborhood, Community, and District Parks. The classification depends on the size, service area, purpose, character, and location of the property. The County currently has two district, two community, and three neighborhood parks. Additionally, a community park is planned on 25 acres on Old Charlestown Road in the Stonewall District and the County is beginning development of a Greenway trail along Abrams Creek in the eastern part of the County. The two district parks, Clearbrook and Sherando, currentl y serve the County’s population with active and passive recreational programs and facilities. Clearbrook Park is located five miles north of Winchester on Route 11 and encompasses 44 acres of land surrounding a 3.5 -acre lake. Sherando Park, located two miles east of Stephens City on Route 277, includes 334 acres of varied open and forested land and a diverse array of recreation facilities. Community parks include Rose Hill Park in the Back Creek District and Stonewall Park in the Stonewall District. Rose Hill Park is located 1/3 mile south of the intersection of Cedar Creek Grade and Jones Road offering visitors the opportunity to enjoy the historic and scenic features of the Museum of the Shenandoah Valley’s Rose Hill Farm. Stonewall Park on Stephenson Ro ad is developed for active recreation and has five diamond ball fields for use. The three neighborhood parks include space at the Reynolds Store Fire Company, Frederick Heights Park near Senseny Road, and County owned property behind the Bowman Library where the department has constructed a walking trail around a lake and has plans to develop an amphitheater for community use. Master development plans were adopted for both 13 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 66 Clearbrook and Sherando Parks establishing a development vision for each park based on identified recreational needs. Parks and Recreation Master Plan The Parks and Recreation Master Plan was adopted in 2018 and outlines both long - and medium-term goals and strategies. Master Plan goals align with the Comprehensive Plan goals listed above and provide strategies and action steps for the department to pursue. The Parks and Recreation Master Plan is available on the Parks and Recreation website for reference. FOCUS FOR THE FUTURE In order to meet the future service demands on the County’s two district parks, the Parks and Recreation Department intends to continue implementing the improvements adopted on the Master Plans and in the Department Strategic Plan. Additionally, in support of Neighborhood Design, new parks and usable open spaces should be located within the UDA, near or at the center of Neighborhood Villages and Urban Centers or in Rural Community Centers in the Rural Area to help create more walkable, livable communities. The construction of additional trails throughout the Community is also important. Additional trails would provide residents with the ability to travel safely from their homes to schools, stores, and work or recreation areas without having to share roadways with vehicle traffic. Frederick County is fortunate to have multiple entities providing publicly accessible land citizens can use for recreation and leisure purposes. Frederick County currently manages 431 acres of park land with almost half of thos e acres yet to be developed for active and passive recreation purposes. Additionally thousands of acres of publicly accessible land is provided by Federal, State, school system and non -profit entities within the borders of Frederick County, and adjoining jurisdictions allow the use of their facilities for County residents. In combination these publicly accessible lands provide an outline of current conditions from which remaining needs are determined. To meet the future service demands on the County’s two district parks, the Parks and Recreation Department intends to continue implementing the improvements adopted in the park Master Plans and in the Capital Improvement Plan. Additionally, new Neighborhood or Community Parks and usable open spaces should be located within the Urban Development Area (UDA), located near areas planned for future residential land uses, Neighborhood Villages and Urban Centers or within designated Rural Community Centers . The construction of additional trails throughout the community is also important. Trails are highly desired recreation facilities for county residents and provide the ability to travel safely from homes to schools, stores, work, or recreation areas without having to share roadways with vehicle traffic. Frederick County is fortunate to have multiple entities providing publicly accessible land citizens can use for recreation and leisure purposes. Frederick County currently manages 430 acres of park land and 340 acres of other school and county owned prope rties. While new park land locations are identified, there is significant development potential on existing county 14 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 67 owned park areas as almost half of these acres are yet to be developed for recreation purposes. Frederick County is fortunate to have within its jurisdictional boundary thousands of acres of publicly accessible land provided by Federal, State, school system and non -profit entities. Additionally, adjoining jurisdictions allow Frederick County residents the use of their facilities. In combination the County and other publicly accessible lands and facilities provide the array of current conditions from which remaining needs are determined. COMMUNITY BENEFITS The Frederick County Parks and Recreation Department is building a sense of community through people, parks, and recreational opportunities benefitting all residents. Parks and recreation activities stimulate economic activity and property values are increased by proximity to parks and through the added quality of life and sense of community. Families and organizations alike look to Frederick County Parks and Recreation to meet their leisure needs. Approximately 1.5 million recreational contact hours for youth, senior, and family programs are provided through programs offered by or facilitated through Frederick County Parks and Recreation with nearly two-thirds of Frederick County households reporting they use Parks and Recreation services and facilities in the past year. Nearly ½ million visits are counted at the two District Parks alone on an annual basis. GOALS/STRATEGIES GOAL: CONTRIBUTE TO THE PHYSICAL, MENTAL, AND CULTURAL NEEDS OF THE COMMUNITY; ITS ECONOMIC AND SOCIAL WELL-BEING, AND ITS SENSE OF CIVIC PRIDE AND SOCIAL RESPONSIBILITY THROUGH THE IMPLEMENTATION OF AN INTEGRATED PLAN FOR RECREATION PROGRAMS AND PARK FACILITIES. STRATEGIES: • Maintain a County-wide recreation plan which identifies recreational, park, trial, bikeway and open space needs. • Identify recreation needs associated with the Rural Community Centers. • Continue to utilize State and Federal grants and loans for financing and programming County recreational needs and especially for major capital projects. as needed pursue voter-approved bond financing for capital projects approved in the Capital Improvement Plan. • Continue to expand our cooperative relationship with the Frederick County School Board in jointly meeting identified County recreational needs. • Review land development regulations to ensure that appropriate standards are provided for open space recreational facilities in new developments. 15 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 68 GOAL: TO HAVE EVERY RESIDENT OF FREDERICK COUNTY’S URBAN DEVELOPMENT AREA (UDA) WITHIN WALKING OR BIKING DISTANCE OF A RECREATION AREA. STRATEGIES: • Inventory the County’s natural and environmental resources to identify appropriate locations for greenways, community and neighborhood and mini parks including connectivity consistent with the 2014 Metropolitan Planning Organization (MPO) Bicycle and Pedestrian Plan. • Strategically locate parks in or near Neighborhood Villages and Urban Centers to meet population-based needs. Parks should be carefully planned to respect and take advantage of natural and historic resources as well as to enhance the natural, scenic, and cultural value of the urban areas of the County. • Ensure that development recreation and open space requirements for residential developments are adequate. • Actively pursue parkland in areas where publically accessible land does not or is not anticipated to meet citizen needs. 16 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 69 17 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 70 HANDLEY LIBRARY CURRENT CONDITIONS The goal of the Handley Regional Library System is to be a resource to the communities they serve by creating connections to information and entertainment and being the center of learning. Currently the Handley Regional Library System has one library in each jurisdiction served. As population grows in Frederick County, the demand for library services also continues to increase grow. Each library in the Handley Regional Library system functions as a community center, a search engine, and a place that welcom es everyone to lifelong learning. Frederick County’s larger population and land area mean that there are Frederick County locations portions of the County that are not well served by the Winchester or Stephens City branches libraries. FOCUS FOR THE FUTURE As the residential population in Frederick County continues to grow the Library System has plans for opening new facilities. Within the next five years the Library Board plans for a future libraries to open in the Gainesboro area, Senseny/Greenwood area and the Route 522/Justus Drive area. library to open in the Gainesboro district and new libraries at Senseny and Greenwood and at Route 522 and Justice Drive are planned for the nex t ten years. The inclusion of small library branches that can offer delivery of materials from anywhere in the system as well as providing information and training to customers about new online services should is also being considered. COMMUNITY BENEFIT Ideally, a new library can best serve as community centers when they are located within a walkable community, near schools, parks and retail establishments. With easy access to computer workstations, libraries are a primary source of technology services and resources to County residents, especially those who may lack such access in their homes. Ideal locations for new libraries would be within close proximity to residential uses, schools and commercial uses. GOALS/STRATEGIES GOAL: PLAN FOR GROWTH WITH THE AIM OF PROVIDING ADEQUATE LIBRARY SPACE FOR LIBRARY USERS IN THE FUTURE. PROVIDE ADEQUATE LIBRARY SERVICES TO MEET THE NEEDS OF THE CURRENT AND FUTURE RESIDENTS. STRATEGIES: • The Handley Regional Library Board will review and update its long-range plan for facilities growth, using the criteria of cost, need, safety, and proximity to the greatest number of residents. 18 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 71 • Continue to monitor the growth throughout the County to determine where new library facilities are needed. 19 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 72 FREDERICK COUNTY EMERGENCY SERVICES CURRENT CONDITIONS As residential and commercial developments continue to locate and expand in Frederick County, there will be an increased need for emergency services fire and rescue stations to provide services to protect the citizens and transient population. Emergency services are provided by The Frederick County Fire and Rescue Department, The Sheriff’s Office and the Department of Public Safety Communications. These three departments are located at the Frederick County Public Safety Center. The ultimate goal of the fire and rescue system is to provide the most efficient fire and rescue services Countywide. Responses include, but are not limited to, emergency medical services, fire suppression, rescue, hazardous‐materials, swift water rescue, technical rescues, and natural disasters., special services and emergency management. Timely responses by emergency services personnel and equipment enable resuscitation efforts to begin in the critical minutes immediately following a cardiac related incident and also minimize fire related deaths. The Department is made up of the Operations Division, Training Division, Fire and Life Safety Division, Emergency Management Division, and the Fire Marshal’s Office. The Fire and Rescue Department consists of eleven volunteer fire and rescue companies. The Department has career personnel assigned to all eleven stations, which are staffed 24 hours a day. Volunteer personnel staff their stations when available. FOCUS FOR THE FUTURE Future challenges for the Fire and Rescue Department include developing additional fire and rescue stations to meet future growth within the County and keeping up with the staffing needs to continue to provide quality and timely service to the citizens. Planning for future fire and rescue station locations and equipment needs must be accomplished by developing a five-year strategic plan. This plan will identify future fire and rescue station sites and equipment needs based on projected service demands and response times. The plan will encourage the dedication of sites for new fire and rescue stations within the identified areas during the rezoning process. Non-residential areas such as retail, office, and industrial areas require increased fire protection because specialized equipment is necessary to ensure safety for these land uses. Other land uses identified as target hazards continue to grow. These include land uses such as schools, nursing homes, daycare centers, and industrial facilities. These land uses have a higher risk of injury due to the specific demographics of person utilizing these facilities. Existing road conditions, primarily those with gravel or dirt surfaces and horizontal and vertical curvatures, located outside of the county’s Urban Development Area (UDA) create longer response times. The greatest factor contributing to the need for new fire and rescue stations is the rapid population growth and increases in dwelling units within the County. 20 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 73 COMMUNITY BENEFITS The development of new fire and rescue stations could provide an opportunity to extend satellite services provided by other County Departments and agencies. Allocation of space could be created within new fire and rescue stations for community s ervices provided by the Sheriff’s Office, the Treasurer’s Office, the Voter Registrar’s Office, and the Commission of the Revenue’s Office, to provide the residents of Frederick County more accessible options for government services. Also, in support of Neighborhood Design, it is encouraged that the location of future facilities be located within the UDA, near Neighborhood Villages and Urban Centers or in Rural Community Centers. Locations for future facilities are encouraged within the UDA and Rural Community Centers. GOALS/STRATEGIES GOAL: WHEN PLANNING NEW FACILITIES, CONSIDER SITE LOCATION, SITE SUITABILITY, BUILDING DESIGN, AND CONSTRUCTION TIMING. STRATEGIES: • Co-locate fire and rescue stations with other County facilities and agencies for maximum efficiency. • Construct fire and rescue stations at strategic locations throughout the County to help achieve desired response times to all emergency calls and increase the level of service. Locate fire and rescue stations with easy access to a major arterial or at an intersection of two major arteries to gain both east-west and north-south access. • Encourage sites to be large enough to accommodate equipment storage and facilitate maneuverability, allowing equipment to either pull -through or be backed into garage bays without hindering traffic flows in the public right-of-way. • Locate fire and rescue stations on sites of between two and five acres to allow for future expansion. Sites may be smaller when developed as part of a Neighborhood Design in an Urban Center or Neighborhood Village. • Select and design sites to minimize the adverse impact of sirens and other noise on residential areas. • Investigate the need for a Regional Public Safety Training Center as the demands for public safety related training increase and existing facilities age. • Continue working towards replacing the County’s public safety communication system. • Where appropriate, collocate Fire and Rescue communication infrastructure on existing telecommunications towers and/or tall structures to support more efficient operations throughout the County. 21 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 74 WINCHESTER REGIONAL AIRPORT CURRENT CONDITIONS The Winchester Regional Airport is recognized as an important component of the County’s Business Development efforts. Therefore, the Plan designates an Airport Support Area for the Winchester Regional Airport the Winchester Regional Airport Authority has developed an Airport Support Area for inclusion in the plan. Business, Commercial, and industrial uses should be the primary land uses in the Airport Support Area; these planned land uses are further outlined in Appendix I. The Airport Support Area is an area in which further residential rezonings will be prohibited in order to protect fly-over areas and noise sensitive areas. Conflicts between airports and residential development can be significant in growing communities. Residents of areas in the vicinity of the airport tend to oppose airport operations activities and the expansion of such operations activities because of concern for noise and fly-overs increased aircraft activity. The Airport Support Area was also established to ensure the feasibility of continued operational viability of the airport use, and support future airport expansion, and the facilitate implementation of the Comprehensive Plan and Airport Master Plan. FOCUS FOR THE FUTURE There is a need to continue to implement the Airport Support Area expectations. Business Commercial and industrial uses should be the primary uses in the airport support area; residential rezoning’s will be prohibited. The Capital Improvement Plan will continue to be a key tool that will facilitate the growth and development of the airport. Remaining Key capital projects include the acquisition of land along Bufflick Road for noise abatement property and easements necessary to protect the approach and departure surfaces of the runway and future growth, relocation of the primary parallel taxiway, replacement of the main aircraft parking apron, development of the northern side of the runway, and replacement of the terminal building and construction of an aircraft wash rack. COMMUNITY BENEFITS Through the support of the Winchester Regional Airport Authority’s member jurisdictions, the Airport will continue to evolve into be a modern, first class air transportation facility that accommodates a multitude of aeronautical functions that serve the public good , supports local employers, and attracts new which will assist business development endeavors in the attraction of new industrial and commercial businesses to the region. GOALS/STRATEGIES Specific Goals and Strategies relating to the Winchester Regional Airport are contained in Chapter 4 – Business Development. 22 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 75 23 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 76 FREDERICK WATER COUNTY SANITATION AUTHORITY (FCSA) CURRENT CONDITIONS The Sewer and Water Service Area (SWSA) is an important policy tool used by Frederick County to determine where public water and sewer service may be provided. The Board of Supervisors approves the location of the Urban Development Area (UDA) and SWSA boundaries through the adoption of the Comprehensive Plan and amendments thereto. As a result, properties located within the SWSA may enjoy access to public water and sewer. Frederick Water The Frederick County Sanitation Authority (FCSA) has the primary responsibility to manage the provision of water and sewer services in Frederick County. Other public entities may serve properties within Frederick County, if approved by the Board of Supervisors; this is the case in some areas adjacent to the City of Winche ster and in the vicinity of the Town of Middletown and the Town of Stephens City. The Middletown/Lord Fairfax and Middletown/Reliance Road Area Plans established Sewer and Water Service Areas (SWSA) with the express stipulation that the Frederick Water The Frederick County Sanitation Authority (FCSA) will be the party responsible for providing water and sewer in this area. This may be done in cooperation with those adjacent public entities. Water and Sewer Services The location of public sewer and water lines within the Urban Development Area (UDA) and SWSA determines where urban development can occur. The UDA defines the general area in which more intensive forms of residential development can occur. Commercial, i ndustrial, and institutional land uses are also encouraged within the UDA. The SWSA is consistent with the UDA in many locations. However, the SWSA may extend beyond the UDA to promote commercial, industrial, and institutional land uses in areas where residential land uses are not desirable. It is the clear policy of the Comprehensive Plan that extensions of sewer and water service will be within the boundaries of the UDA and SWSA. The extension service into areas outside of those boundaries will require an amendment to the Comprehensive Plan. All sewer and water mains extended shall be publicly owned. Frederick Water The Frederick County Sanitation Authority (FCSA) has the responsibility for the treatment, transmission, and distribution of potable water and the collection and transmission conveyance of wastewater. Most of the sewer and water mains and laterals in the County are owned, operated, and maintained by the Sanitation Authority Frederick Water. Frederick County and Frederick Water The Frederick County Sanitation Authority (FCSA) have executed a Facilities Planning Agreement which sets forth procedures for the planning of sewer and water mains in the County. The agreement includes: provisions for adopting a water and sewer facilities plan as a part of the Comprehensive Plan; specifies the location of water and sewer mains over eight inches in size; provides for review and update of the plan and for including sewer and water facilities projects in the Frederick County Capital Improvements Plan. 24 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 77 The City of Winchester owns and maintains sewer and water lines in portions of the County adjacent to the City corporate limits. Such lines have been extended into the County following a previous agreement between the City and the County, and often predate Frederick Water’s ability to provide said services. The Frederick County Board of Supervisors prefer that all future water and sewer services in the County be provided by Frederick Water. Wastewater Facilities The Frederick-Winchester Service Authority (FWSA) provides wastewater treatment service for Frederick Water the FCSA and the City of Winchester. The FWSA currently owns the Opequon Water Reclamation Facility, the Parkins Mill Wastewater Treatment Plant and the Crooked Run Wastewater Treatment Plant and has operational agreements with the City and Frederick Water the FCSA for wastewater treatment plant their operations. The City operates and maintains the Opequon Facility while the Frederick Water Sanitation Authority is responsible for operation and maintenance of the Parkins Mill and Crooked Run Facilities. Treatment of wastewater generated from within the County’s Se wer and Water Service Area (SWSA) is undertaken at all plants. The Opequon Service Area is comprised of the Abrams Creek drainage area which includes the City of Winchester and adjacent drainage areas located east, west and north of the City of Winchester. The Parkins Mill Wastewater Treatment Plant serves Frederick Water Sanitation Authority customers located in the upper Opequon Creek, Wrights Run, and Stephens Run drainage areas along with the Town of Stephens City. The Crooked Run Service Area services the Lake Frederick/Shenandoah Community in southeastern Frederick County. The Opequon Water Reclamation Facility presently has a treatment capacity of 12.6 million gallons per day. The Parkins Mill Wastewater Treatment Plant which serves the upper Stephens Run, Wrights Run, and Opequon drainage areas has a treatment capacity of 5.0 million gallons per day. In addition, the The Crooked Run Wastewater Treatment Facility opened in support of the Lake Frederick development and has an ultimate capacity of 0.626 million gallons per day, with a current treatment capacity of 0.375 0.25 million gallons per day. Water Facilities Frederick Water the FCSA manages a system with a water capacity of 7.42 Million Gallons per Day (MGD), with an average daily use of 5.5 6.5 MGD. Various quarries provide the majority of the system’s water supply, with an agreement with the City of Winchester supplementing the system with up to 2MGD. Two water treatment facilities are owned and operated by Frederick Water the FCSA. The James H. Diehl Water Filtration Plant, put into operation 1994, treats up to 3 million gallons of water per day. Additional pumps can increase this capacity to 5 MGD. The water sources is 3 million gallons of include ground water pumped from Frederick Water owned quarries on the west side of Stephens City, and wells at Bartonsville and Orchard View Elementary School. The James T. Anderson Treatment Plant, opened in 2002, has an initial capacity of 4 MGD expandable to 6 MGD. The water source is a quarry in Clearbrook and nearby wells. 25 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 78 In addition, the Authority has in operation two one elevated tanks and three ground storage tanks with a total capacity of 9.5 10 million gallons of system water storage. FOCUS FOR THE FUTURE The Frederick County Board of Supervisors establishes the framework for where development is to occur, and Frederick Water The Frederick County Sanitation Authority (FCSA) is tasked with accommodating and serving this new development. The Comprehensive Plan utilizes the UDA and SWSA to designate those areas that are envisioned to be developed within the next 20 years. Therefore, areas within the SWS A should be provided public water and sewer service over the next 20 years as development advances. Those areas identified with future land uses but are not presently within the SWSA are expected to develop over the next 20-40 years; public water and sewer should be planned to serve these future areas. It is the role of Frederick Water The Frederick County Sanitation Authority (FCSA) to plan for and accommodate sewer and water service to these areas of anticipated new growth and development. Historically, the County and Frederick Water the FCSA have collaborated on long range planning efforts and this has previously been reflected in the Comprehensive Plan. Continued cooperation and collaboration between Frederick Water the FCSA and the Board of Supervisors is necessary in implementing the 2035 Comprehensive Plan. In addition, Frederick Water the FCSA should update its water and sanitary sewer master plans to reflect Frederick Water’s the FCSA current plans to service land inside the SWSA and to include an overview of their plans to service future land uses outside of the current SWSA boundary. Such a master plans should build upon the future water and sewer needs of the County and the Town of Stephens City, and guide the development and acquisition of water resources and wastewater treatment options. Frederick Water the FCSA should proactively identify major capital projects aimed at increasing the County’s water supply or implementing the anticipated future land use plan. As noted in the Natural Resources Chapter of the Comprehensive Plan, water supply is critical to both the natural and built environment, and viable sources are essential for future economic development in the County. The future focus of Frederick Water the FCSA and County should continue to be to protect the water supply and to identify and secure viable sources of water for the future growth and development of the County. COMMUNITY BENEFIT Frederick Water The Frederick County Sanitation Authority is a non-profit organization whose mission statement is to provide affordable and reliable water and wastewater service to our customers while protecting public health and the environment. The ultimate benefit to the Community is significant and noted throughout this Plan. 26 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 79 GOALS/STRATEGIES GOAL: PROTECT GROUNDWATER SOURCES AND THE AREAS THAT CONTRIBUTE RECHARGE TO ENSURE THAT ADEQUATE WATER SUPPLIES ARE MAINTAINED, AND WORK TOWARD DEVELOPING INCREASED WATER SUPPLIES TO MEET FUTURE NEEDS. STRATEGIES: • Frederick County and Frederick Water The Frederick County Sanitation Authority should continue to coordinate the planning of sewer and water facilities following the procedures described by the Facilities Planning Agreement. • The Frederick County Board of Supervisors, with the support Frederick Water The Frederick County Sanitation Authority, should work with adjacent communities to evaluate regional water supply issues. As a result, a regional water supply partnership could be formed that would combine water resources and address water supply issues as one regional entity to ensure common goals. • Water and sewer service should be provided to service areas in the UDA and SWSA through an orderly process following the Facilities Planning Agreement and using the Capital Improvements Plan. GOAL: FACILITIES AND SERVICES SHOULD BE CAREFULLY PLANNED TO MEET PROJECTED NEEDS. APPROPRIATE SERVICES AND FACILITIES SHALL BE PROVIDED TO SERVE PLANNED LAND USES AND DEVELOPMENT. STRATEGIES: • Carefully monitor sewer and water use and develop up-to-date improvement plans for sewer and water facilities. • Develop and maintain formal and regular relationships and procedures between the County and providers of facilities and services, including Frederick Water the Sanitation Authority, the City of Winchester, the Frederick-Winchester Service Authority, and the Towns of Middletown and Stephens City. • Identify those areas in the SWSA that are better situated to be served with water and sewer and prioritize facility and infrastructure development to more effectively serve those areas and the SWSA. • Any sewer or water main eight inches in diameter or larger, extended or existing within an area proposed for inclusion within the SWSA or UDA, should be dedicated as a public line to be owned and maintained by Frederick Water the FCSA or City of Winchester when appropriate. • Plans for new facilities should be based on demand projections as derived from population projections in the Comprehensive Plan and from future land use plans which depict the planned future land uses that will accommodate the antic ipated community 27 PUBLIC FACILITIES THE 2035 COMPREHENSIVE PLAN 80 growth. • Together with the County and the City, Frederick Water The Frederick County Sanitation Authority and the Frederick-Winchester Service Authority should carefully plan needed sewage treatment capacity based on trends in usage. PROJECTED WATER SUPPLY AND DEMAND CHART 28 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 20 IV. BUSINESS DEVELOPMENT 29 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 21 INTRODUCTION The Comprehensive Plan Business Development chapter focuses on four areas that are all integral to the economy of Frederick County. These areas are: • OFFICE AND INDUSTRIAL • RETAIL • TOURISM • AGRIBUSINESS Frederick County’s attractiveness as a residential community will continue to expand our population and our opportunities for business growth. Each new residence within the Winchester-Frederick County area generates approximately 50% of the taxes needed to offset the service burden created by the residence; the goal of planning for new business development is to attract businesses that will balance the tax base and jobs. The opportunity for local residents to have an expanded employment base affords not only an enhanced quality of life and increased income, but also results in increased local spending and therefore increased sales tax collections. CURRENT CONDITIONS Highway accessibility, proximity to major markets, an impressive skilled talent pool Our strategic geographic location, diverse business community, skilled workforce draw, recognized economic performance, and commitment to business are a few of Frederick County’s strategic economic cornerstones. These, in combination with outstanding public education institutions and top-ranking healthcare facilities, provide additional confidence to businesses about Frederick County’s economic environment. Multiple four-lane highways (which can reach over 40 70% of the U.S./Canadian population in one day), quick access to a general airport and three international airports (Washington- Dulles International Airport, Baltimore-Washington International Airport, and Ronald Reagan Washington National Airport), and daily intermodal connection via the Virginia Inland Port are just a few of the reasons businesses like operating in Frederick County, Virginia. Geographically, Frederick County is strategically placed in the Mid -Atlantic region of the United States and along major North/South and East/West transportation routes. This is a valuable asset to companies serving the North American and European markets. In addition to the outstanding geographic reach, Frederick County employe rs enjoy a workforce pool of more than 200,000, with approximately 30,000 ready and available for business service and manufacturing operations. Funding programs exist to help with specific training. labor supply from a 45-minute drive-time across 10 counties in Virginia, Maryland, Pennsylvania, and West Virginia. The total labor supply is more than 340,000 professionals, 30 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 22 over 90.8% of which are high school graduates (or higher); 40.1% hold an associate degree or higher. Widely recognized employers are operating in Frederick County, including HP Hood, Kraft - Heinz Foods, M&H Plastics, Navy Federal Credit Union, Rubbermaid and Thermo Fisher Scientific. A mix of manufacturing, retail, professional service, logistics, customer service, technology and entrepreneurial enterprises keep the economy strong. Our region is among the top 10% best performing metros in Virginia for capital investment and new job creation over the last decade. Frederick County's business community has steadily grown over the years and has been recognized for its range of offerings, proximity to major metros and its long -term appeal to some of today’s leading manufacturers, financial operations and more. With an extensive and diverse business portfolio, $326 million in cap ital expenditures between 2018-2020, and ongoing partnerships between the business community and educational institutions, Frederick County has consistently retained leading companies. Frederick County have also been recognized as one of the most prosperou s economies in the state. In fact, Frederick County falls within the top 10% of Virginia localities over the last decade for new capital investment and new job growth. Frederick County is consistently rated a great place to operate a business. Winchester VA-WV MSA is No. 9 on Forbes’ “Best Small Places for Business and Careers” in 2019. Frederick County prides itself as a vibrant, pro-business community with an immense commitment to business. In fact, Frederick County, Virginia, has employed a business support at every step approached for over 30 years. One such resource includes call -team visits to local businesses to communicate training resources and expansion assistance opportunities. The Frederick County EDA has an established track record of facilitating financial and workforce training assistance to expanding companies. an award winning, proactive model for ongoing support of our businesses for more than 30 years. Onsite visits, quarterly business forums, and assistance in locating and obtaining available workforce training funds are just a few examples of our commitment. Frederick County, Virginia’s, consistent economic success provides businesses with assurance that their investment will grow. Frederick County currently has a consistent and competitive real estate tax rate in comparison to neighboring communities. Supported by a proactive Economic Development Authority (EDA), the area’s workforce has a high work ethic and a low turnover rate. The County has a population of 82,262 89,790 and over 42,000 44,000 residents in the workforce. Of that number 89% 90.7%of county residents are high school graduates and 30% 28.8% hold bachelors or more advanced degrees. The largest employment sector in Frederick County, Virginia, is Manufacturing, (5,093 6,048 workers). The next-largest sectors in the region are Transportation and Warehousing (4,197), Retail Trade (3,725 3,615 workers) and Educational Services (3,057 3,071). Sectors in 31 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 23 Frederick County, Virginia with the highest average wage per worker are Management of Companies and Enterprises ($74,902), Mining, Quarrying, and Oil and Gas Extraction ($71,244), and Public Administration ($63,215 $71,453), Finance and Insurance ($68,960), and Utilities ($64,375). Regional sectors with the best job growth (or most moderate job losses) over the last 5 years are Transportation and Warehousing (1,980), Manufacturing (+954 jobs), Finance and Insurance (+693), and Retail Trade (+862). and Public Administration (+427). Over the next 10 years, employment in Frederick County, Virginia is projected to expand by 6,618 jobs. The fastest growing sector in the region is expected to be HealthCare and Social Assistance with a +3.3% year-over-year rate of growth. The strongest forecast by number of jobs over this period is expected for Transportation and Warehousing (+1,007), Manufacturing (+744), HealthCare and Social Assistance (+655), Construction (+576) and Retail Trade (+519). Education opportunities abound in Frederick Count y which has a well-respected primary education system. In addition, higher education opportunities exist with a growing student base at the following establishments: • Shenandoah University • Lord Fairfax Community College (LFCC) • Old Dominion University Satellite Office at LFCC The Community has an excellent healthcare system which is centered around the Valley Health Systems. The rate of expansion in the County has increased significantly in the last 10 years. Facilities in the Winchester-Frederick County area now include: • Winchester Medical Center • Regional Referral Center • Level II Trauma Center • Heart and Vascular Center • Cancer Center • Diagnostic and Imaging Center • Quick Care / Urgent Care Centers • Health and Wellness Center Frederick County provides a quality of living which is considered to be a factor in recruiting companies and maintaining a desirable workforce. The City of Winchester, with its successful downtown walking mall, is a resource for additional workforce and provides numerous retail and entertainment opportunities. FOCUS FOR THE FUTURE The Plan recognizes the changing nature of the social and economic environment and 32 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 24 identifies potential adjustments to existing resource use. In order to maintain a desirable and competitive real estate tax rate, the County strives to achieve ratio of 25/75 between commercial/industrial (C&I) land uses and residential uses in terms of their collective taxable value. The County seeks to achieve fiscal balance through land use planning. To encourage C & I uses, Frederick County has designated certain areas solely for their potential development, these types of uses such as the Route 11 North corridor, Kernstown area, Round Hill, the Route 277 Triangle area, and in the vicinity of the Winchester Region al Airport. Future planning efforts will continue to identify opportunities to align land uses to promote business development. COMMUNITY BENEFITS Adequate amounts of land must be planned for and designated for both C & I uses and residential developments. Striking a balance of these land uses and ensuring that the tax rates remain low and that services are available to support these initiatives will help make Frederick County an economic engine within the region. GOALS/STRATEGIES GOAL: D EVELOP A STRATEGY THAT PROMOTES THE EXPAN SION OF DESIRABLE BUSIN ESS AN D INDUSTRIAL LAND USES. STRATEGIES: • Frederick County Economic Development Authority (EDA) targeted industries: (as of February 2021): • Light Industrial • Pharmaceutical & Medicine Manufacturing, Scientific Research & Development, and Lab Services • Business S ervices • Retail • Advanced Manufacturing • Headquarters & Back Office • Professional & Creative Services • Agribusiness & Food Processing • Additional Recommended Target Areas: • Federal & State Facilities • Healthcare & Health Services 33 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 25 34 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 26 OFFICE AND INDUSTRIAL CURRENT CONDITIONS Geographically, Frederick County is strategically placed in the Mid-Atlantic region of the United States and along major North/South and East/West transportation routes. This is a valuable asset to companies serving the North American and European markets. The County’s location places its businesses halfway between the markets of the north and south, within a one-day haul of 50 70% of the U.S./Canadian population. Over 60% of the goods manufactured in the United States are distributed from the 750-mile (1,207 kilometers) area. In addition to being halfway between Boston and Atlanta, Winchester-Frederick County is well positioned equidistant between Los Angeles and London. For national and international companies, being in the Eastern Time Zone maximizes their hours of operations, which helps to improve efficiencies. Excellent road, rail, inland ocean port and the Dulles World Cargo Center provide access to the major markets in North America, Latin America, and globally. Interstate 81 runs directly through the County. Several major airports are within 100 miles of Frederick County, including Washington-Dulles International Airport (IAD), Baltimore- Washington International Airport (BWI), and Ronald Reagan Washington National Airport (DCA). Frederick County is home to a growing regional general aviation airport. These assets support access to Frederick County’s business development opportunities. With the formation of the Washington-Baltimore Metropolitan Statistical Area after the 1990 US Census, the sixth largest USA market begins at the County Line. This close proximity to Washington D.C. also provides access to the unique opportunities associated with the Federal Government and the County’s location is supportive of those policies established for purposes of Homeland Security. In addition to the ideal central geographic location of Frederick County, other significant strengths of the Frederick County market, particular to attracting new office and industrial development, include favorable tax rates, quality of life, numerous education options, nationally recognized healthcare provider, workforce, size of skilled workforce, recognized economic performance and business support at every step , and a diverse current office and industrial community. Frederick County is currently the site of several government facilities, including, the Federal Emergency Management Agency (FEMA), th e Army Corps of Engineers, and a recently selected site for a Federal Bureau of Investigation (FBI) Records Storage facility. Frederick County has a consistent and competitive real estate tax rate in comparison to neighboring communities. Supported by a proactive Economic Development Authority (EDA), the areas workforce has a high work ethic and a low turnover rate. 35 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 27 Current office and industrial operations within the Community provide for diversity in current business markets. The economic strength of the area is further enhanced by the fact that the area is not linked to one major industry or employer. There is a redundancy in resources offered at certain business parks. FOCUS FOR THE FUTURE Frederick County should focus on targeted office and industrial business development opportunities over the n ext twenty years (as outlined in the Introduction). No business development marketing strategy will be effective if sufficient acreage has not been designated to accommodate desired business uses in suitable key locations. Area Plans should continue to identify and incorporate ample areas of business and in dustrial land use. Frederick County supports green initiatives in the field of economic development. Viable development initiatives should be recognized and their implementation encouraged. Such an example is rail access and transportation which will become more valuable and expected in industrial settings due to desire to operate effectively and efficiently. Frederick County should be proactive in ensuring the resources necessary for business development are planned for in a viable way and available to support identified office and industrial users. With regards to infrastructure (i.e. water, wastewater treatment, communication and electricity), manufacturers will require adequate supply and availability, but will also be interested in quality and service reliability. There is a finite capacity of these resources that must be managed accordingly. COMMUNITY BENEFITS The value of office and industrial business development to Frederick County is immeasurable. As part of the County’s economic development effort, office and industrial growth is a key component for ensuring a broad selection of employment opportunities for the citizens of Frederick County. The continuation of a low residential tax rate is a direct result of the expansion of the commercial and industrial tax. Currently commercial and industrial tax revenue accounts for approximately 1320.3% of the County’s tax base. The County’s goal indicates this should be around 25% to ensure a balanced fiscal environment. Tax revenue derived from the average single-family residence is approximately fifty percent of the cost of service provided for that same residence. The County’s fiscal survival is dependent upon recruiting office and industrial occupants which offset those residential costs. 36 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 28 Overall, a sound office and industrial business development strategy will result in the conservation of a variety of finite resources and promote a high quality of life for the citizens of Frederick County. GOALS/STRATEGIES GOAL: IDENTIFY AND RECOGNIZE AREAS IN THE COUNTY MOST STRATEGICALLY SUITED FOR OFFICE AND INDUSTRIAL DEVELOPMENT STRATEGIES: • Complete review of area land use plans to ensure sufficient acreage is designated for office and industrial uses. • All infrastructure, such as voice and data fiber, electric, water, wastewater and natural gas, should be extended to areas identified for office and industrial uses and non-rural residential areas. • The rezoning process should be examined and streamlined as appropriate in order to encourage landowners of properties identified in Area Plans (see Appendix I) to proceed with rezoning. GOAL: PROACTIVELY ATTRACT DESIRED BUSINESS ENTITIES STRATEGIES: • Review and revise the office and manufacturing zoning districts to further encourage development of targeted industries. • Continue to examine and fund business location marketing studies that build or modify the current business base, to help the County forward its goal of increased incom e for its citizens and tax value for the County. GOAL: CONSIDER REGULATIONS ENCOURAGING AND/OR REQUIRING SERVICE REDUNDANCY IN OFFICE & INDUSTRIAL AREAS STRATEGIES: • Create incentives for industrial site developers to implement service redundancy. 37 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 29 RETAIL CURRENT CONDITIONS The retail sales potential of any geographic market is based upon a mixture of many factors, a few of which are: • The number of households within the market. • The average disposable income of those households. • The sophistication and depth of surrounding competing markets. • The presence of a marketing effort for the area (as opposed to the marketing of an individual venue). From a land use perspective as well as general business development retail needs to be viewed in at least 3 parts: • National Retail • Small Retail • Meals Away from Home FOCUS FOR THE FUTURE Over the next twenty years, population growth in Frederick County and its environs will continue to fuel retail development and the opening of varied retailers throughout the area. Frederick County has already taken necessary steps to prepare. The establishment of the Frederick County Economic Development Authority (EDA) is an example. A locality has little im pact on the decision of the “national” retailer to locate in an area unless items #1 and #2 (above under “Current Conditions”) meet their individual business model. With a “small” retailer the driving factor is affordable available space. Frederick County must strategically identify prime areas for commercial land use in key locations to capitalize on future commercial opportunities. In addition, Frederick County must continue to effectively market itself to the network of developers, national and regional retail trade organizations, retailers, and tenant-representation real estate agents and brokers that influence site selection decisions. While the County’s ability to attract national and regional developers and retailers to the area cannot be understated, the County must not underestimate the importance of supporting locally-owned and operated developments and retail establishments. The growth of such locally-owned businesses within the market’s retail mix will have a direct positive impact to the vitality of the market’s retail profile and the quality of life of local residents. 38 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 30 COMMUNITY BENEFITS Successful growth of retail equates to an increase in sales tax revenue to support county services and capital improvements. A strong retail environment also plays a key role in the quality of life for the residents of any geographic area and thus plays an integral role in an individual family, a corporation, or other entity deciding to relocate to that area. Retail growth also equates to more jobs, both directly (with the retailers themselves) and indirectly (a strong retail environment plays a role in drawing employers to the area). GOALS/STRATEGIES GOAL: PROMOTE FREDERICK COUNTY AS A DYNAMIC, RETAIL MARKET. STRATEGIES: • Develop a unified marketing plan for the County. • Strategically identify prime areas for commercial land use in key locations to capitalize on future commercial opportunities. GOALS: FUTURE DEVELOPMENTS SHOULD BE OF A HIGH QUALITY. STRATEGIES: • Promote enhanced architectural/design requirements for future retail development, including structure appearance, landscaping, and signage. • Encourage mixed use developments for future residential and commercial developments. • Identify regulations that may require modification to support the inclusion of a limited retail component within residential developments. 39 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 31 TOURISM CURRENT CONDITIONS Frederick County and the surrounding areas play h ost every year to nationally recognized events such as the Shenandoah Apple Blossom Festival and Belle Grove Civil War living history reenactments. The area is h ome to the Museum of the Shenandoah Valley, th e Cedar C reek and Belle Grove Nation al Historic Park, the North-South Skirmish, various year-round live theater and performance centers, a revitalized and vibrant Old Town Winchester and other key assets such as orchards, farm markets, historic homes, battlefields, and natural resources that bring travelers and their tourism dollars to the area. The County also supports a growing number of wineries and the potential for new craft breweries and distilleries, as well as outstanding outdoor recreational opportunities such as th e Tuscarora hiking trail, an ATV trail, season al navigable waterways, and access to regional spots su ch as the Appalachian Trail, Shenandoah River, and the Shenandoah National Park. As the economy improves and travel increases, it is critical that the County be poised to capitalize on the growth in travel and tourism. The Winchester – Frederick County Convention and Visitors Bureau, a city/county tourism marketing partnership, is a key component in developing the marketing strategy to attract additional visitors, and subsequent spending, to the area. The economic impact of travel and tourism reaches every citizen of Frederick County (each household pays less each year in local & state taxes due to the revenue generated by tourism) by providing employment and tax revenues. Tourism also helps to support a diverse portfolio of local events, attractions and activities and thereby contributes to the quality of life for local residents. FOCUS FOR THE FUTURE First impressions often set the tone for a visitor’s experience, and the great majority of travelers arrive in Frederick County through its roadways. The character of Frederick County’s entrance corridors, especially in areas adjacent to the city of Winchester, is a key factor for the visitor’s experience and their decision to stay longer and hopefully return. Enhancing the aesthetics and traffic flow of these corridors will improve visitor impressions, and will benefit the quality of life for residents. Frederick County should concentrate on strengthening its ability to attract an increasing number of overnight visitors –through targeted, strategic and collaborative branding and marketing efforts that focus on visitor experiences. The ultimate goal will be to enhance the visitor experience. 40 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 32 Agritourism Agritourism takes place on a farm or ranch and may include the opportunity to assist with the day-to-day activities associated with running the farm or to participate in the use of these lands for outdoor related events or activities. The term agritourism has also been broadened now to include wineries, breweries and distilleries, which, combined, are the hottest trend in tourism product development in the Commonwealth. Agritourism is discussed at length in the following section of this chapter. GOALS/STRATEGIES GOAL: RECOGN IZE DIVERSIFIED LAND USE FOR TOURISM RELATED ACTIVITIES STRATEGIES: • Ensure that business owners are supported in their efforts to bring tourism activities to the local consumer market • Continue to support rural agribusiness such as b reweries, win eries and distilleries. GOAL: LINK THE AREA’S VISITOR ATTRACTIONS WITH A TRAIL NETWORK THAT FACILITATES NON-VEHICULAR MOVEMENT STRATEGIES: • Work with the Northern Shenandoah Valley Regional Commission (NSVRC) and surrounding jurisdictions to update and improve the regional bicycle and pedestrian plan, “Walking and Wheeling in the Northern Shenandoah Valley”. • Support the Redbud Run Greenway project to provide a trail network that will link natural areas, battlefields, including the existing five-mile trail on the Civil War Preservation Trust property, schools, and other facilities in the Redbud Run corridor. GOAL: PRESERVE AND ENHANCE THE HISTORIC CHARACTER OF FREDERICK COUNTY’S ROADWAYS STRATEGIES: • Foster a compact community design that uses traditional building featur es to maintain Frederick County’s unique historic character. • Focus development in compact centers, using Neighborhood Design guidelines, and keeping the rural, agricultural landscape as part of the visitor experience in Frederick County. 41 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 33 42 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 34 AGRIBUSINESS CURRENT CONDITIONS Agritourism is a term that is applied to activities that allow visitors to tour some or all of an operational farm, participate in the cultivation or harvest of farm products, purchase and consume products grown directly on the farm, or participate in festivals or activities related to significant agricultural seasons or events. Examples include farm tours, pick-your-own farm operations, roadside farm-stands, wineries, or fall harvest festivals. Frederick County’s rural character is a key component in its identity and one of the key aspects primary item s that draw visitors and new residents to the area. Historically, these rural areas h ave supported a wide array of agricultural uses, which at on e time was the prim ary industry in the County. Today those these agricultural and forestry activities not only gen erate roughly $33 million per year but they preserve close to 110,000 acres of rural land. From 2012 to 2017, the total acreage in Frederick County farms grew by over 9,000 acres. While the number of farms and the amount of land dedicated to agricultural uses has declined in the last 20 years, th e market value of the products produced has actually increased. ‘Farm to Table’ trends, ‘Buy Fresh , Buy Local’ initiatives and the willingness for families to in vest in higher quality, locally sou rced and en vironmentally friendly produ ced groceries will continue to h elp drive additional market growth. To protect the amount of land available for agricultural use, the County provides makes a variety of tools and programs for available to landowners. The County continues to offer to allow landowners to participate in the Land Use Tax Deferral Program which allows taxpayers to apply for specially reduced assessments, such as for qualifying agricultural, horticultural, and forestry uses. Participation in one of County’s many Agricultural and Forestal Districts is also available to County property owners. As of 2021, there were nine eight districts covering approximately 12,000 acres. Over the past few years, Frederick County has worked to implement on implementing new tools to which not only help protect the agricultural lands in the County but at the same time also help the farmer capture value of the property without actually developing or selling the land. These programs include the Purchase of Development Rights Program and the Transfer of Development Rights Program. These programs are discussed further in the Rural Areas chapter. FOCUS FOR THE FUTURE Agricultural operations in Frederick County agriculture will continue to evolve. evolve in a way that is likely to be more intensive and by necessity more diverse. While this will require less acreage than traditional farming activities, activities it is expected that income from agricultural operations will increase. As such, the County should be prepared to respond to new rural related business and agricultural models including new agricultural techniques, value-added farm products, on-site events, sales, and services. These business opportunities can allow rural landowners to diversify their sources of income and engage niche agricultural and tourism markets. As such the County should focus on implementing policies that seek to prioritize the protection of these rural areas as well as streamline the process for 43 BUSINESS DEVELOPMENT THE 2035 COMPREHENSIVE PLAN 35 approving th e diversified land uses as described within this section. Reduction in permit fees and taxes generated from these n ew opportunities sh ould be considered as well. COMMUNITY BENEFITS Once land is converted from agricultural use it is unlikely that it will ever be reclaimed. The rural economy of Frederick County plays a significant role in the life and livelihood of its inhabitants. In addition to providing food products for the region, agriculture is a revenue gen erator which requires very few local services. Agriculture contributes to Frederick C ounty’s extraordinary viewsh eds while providing a living to its farmers, citizen s, and a place of enjoyment for its visitors. Most importantly, an active, profitable agriculture agricultural operations reduce the amount of land converted to more intensive dense uses. Diversification of land use for the agricultural n ot only generate notable income and drive m ore tourism dollars to the County, it can also offer future protection the land from con version to residential uses. GOALS/STRATEGIES GOAL: THE COUNTY SHOULD CONTINUE TO SUPPORT ITS AGRICULTURAL INDUSTRIES WHILE ALSO RESPONDING TO INDUSTRY CHANGES IN THE INDUSTRY. STRATEGIES: • Diversified uses on the farm site such as farm markets, alternative fuels, animal boarding, Pick-Your-Own operations, agritourism, vineyards, wineries, distilleries and micro-breweries and specialty crops, etc., should be encouraged to help preserve farming and agricultural uses in Frederick County. • The Ordinances of Frederick County should be reviewed to reference and enable the full a wide range of agriculturally related activities. Care must be taken to ensure that such activities are compatible in scale, size and intensity with surrounding land uses and the rural character. • Value added processes and support businesses should be examined for location within the Rural Area. These processes currently are permitted in the business districts. • Continue to allow and encourage the use of the Land Use Tax Deferral Program, Agricultural and Forestal Programs, Purchase of Development Rights Program and the Transfer of Development Rights Program. 44 Comprehensive Plans and Programs Committee Agenda Item Detail Meeting Date: July 12, 2021 Agenda Section: 2021 Comprehensive Plan Amendment Request (CPPA) Title: 2021 Comprehensive Plan Amendment Request (CPPA) Attachments: CPPC07-12-21CPPA0121_Redacted.pdf 45 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Committee (CPPC) FROM: Candice Perkins, AICP, CZA, Assistant Director SUBJECT: Comprehensive Plan Amendment Request #01-21 - Russell-Smith Properties DATE: June 30, 2021 For the June 2021 Comprehensive Plan Amendment submission deadline, the Planning Department received one request: CPPA #01-21, Russell-Smith Properties – Urban Development Area (UDA) Expansion, Sewer and Water Service Area (SWSA) Expansion, and Land Use Designation Change, for Parcels: 64-A-37, 64-A-37A, 76-A-5, 76-A-5B and 76-A-5C. This is a request to expand the boundary of the UDA, the SWSA, and change the land use designation for five parcels of land that total 89.49 acres. The properties are located adjacent to Justes Drive, Rosa Lane, and Laurelwood Drive, east of Front Royal Pike (Route 522 South). The properties are currently zoned RA (Rural Areas) District and are utilized for agricultural and residential purposes. The Senseny/Eastern Frederick Land Use Plan shows these properties as part of the future Papermill Urban Center. This urban center is envisioned to develop as an intensive, walkable urban area with mixed commercial and higher density residential land uses. The Applicant is seeking to change the land use designation from urban center to residential at a density of up to six units per acre. The 2021 request will be considered first by the Comprehensive Plans and Programs Committee (CPPC) on Monday, July 12, 2021. Staff will provide a brief presentation and then the Applicant, or their representative, will be allowed to give a short presentation. The CPPC will forward a recommendation on the application to the Planning Commission and Board of Supervisors. The Board of Supervisors will hold a joint work session with the Planning Commission to consider the request; the CPPC will be notified when the date and time for the worksession have been determined. The purpose of the worksession will be to review the CPPA request and determine if merits additional study. In keeping with the County’s established protocol for long-range planning, if the request is selected to advance through the process, it will be referred to the CPPC for further consideration. Attached you will find a map showing the location of the proposal, a map showing the location of the proposal in the context of the Senseny/Eastern Frederick Land Use Plan, the CPPA application, and the Senseny/Eastern Frederick Land Use Plan. CEP/pd 46 £¤522 FloodZoneA Buffalo Li c k R u n 76 A 5B 76 A 5C 76 A 5 64 A 37 64 A 37 64 A 37A 1726FRONT ROYALPIKE 340JUSTES DR 1669FRONTROYAL PIKE 1484AIRPORT RD 1569FRONT ROYALPIKE 1564FRONTROYAL PIKE 1537FRONTROYAL PIKE 1505FRONTROYAL PIKE1517FRONT ROYALPIKE 1495FRONT ROYAL PIKE 230JUSTES DR 1467FRONT ROYAL PIKE1485FRONT ROYALPIKE 1481FRONTROYAL PIKE 1439FRONT ROYALPIKE 220ROSA LN 1437FRONT ROYAL PIKE 1405FRONTROYAL PIKE 1375FRONT ROYAL PIKE 1351FRONTROYAL PIKE 1345FRONT ROYALPIKE 1270FRONTROYAL PIKE 1327FRONT ROYALPIKE 1317FRONT ROYALPIKE 154LAURELWOOD DR 124LAURELWOOD DR 211LAURELWOOD DR 237LAURELWOOD DR 540LAURELWOOD DR 1260FRONTROYAL PIKE 1257FRONT ROYAL PIKE 1210FRONT ROYALPIKE 1241FRONT ROYALPIKE 130ALLIANCE CT 1215FRONTROYAL PIKE 200VINE LN 216VINE LN224VINE LN 294VINE LN 302VINE LN 310VINE LN135ALLIANCE CT 110VINE LN 1179FRONT ROYALPIKE 134VINE LN 141VINE LN 170VINE LN 183VINE LN 201VINE LN 219VINE LN 270VINE LN 301VINE LN 285VINE LN 1170FRONT ROYALPIKE 247VINE LN 277VINE LN 269VINE LN 730AIRPORT RD 780AIRPORT RD 155WESTWOOD DR 1154FRONTROYAL PIKE 100GRINDSTONE DR 104GRINDSTONE DR 116GRINDSTONE DR 154MCCLURE WAY 818AIRPORT RD 1128FRONT ROYALPIKE 1140FRONT ROYAL PIKE 103GRINDSTONE DR 122MCCLUREWAY 128MCCLURE WAY 138MCCLUREWAY 146MCCLUREWAY 151MCCLUREWAY 158MCCLUREWAY 155TRAVIS CT152TRAVIS CT 1110FRONT ROYALPIKE 1089FRONT ROYALPIKE 100MCCLUREWAY 112MCCLUREWAY 115MCCLUREWAY 125MCCLUREWAY 242BENTLEYAVE139MCCLURE WAY 247BENTLEYAVE 248BENTLEY AVE 136TRAVIS CT 142TRAVIS CT 153TRAVIS CT 782AIRPORT RD 1084FRONTROYAL PIKE 107MCCLUREWAY 228BENTLEY AVE 236BENTLEYAVE 300ADMIRALBYRD DR 241BENTLEYAVE 104QUIGLEY CT143TRAVIS CT 230AVIATION DR210BENTLEY AVE 220BENTLEYAVE 229BENTLEYAVE 233BENTLEYAVE 125TRAVIS CT 105QUIGLEY CT 1038FRONT ROYALPIKE 1059FRONT ROYALPIKE 211BENTLEYAVE 219BENTLEYAVE 111SHELBY CT 102TRENT CT 101QUIGLEY CT 1020FRONT ROYALPIKE 1019FRONT ROYALPIKE199BENTLEYAVE207BENTLEYAVE 107SHELBY CT 108TRAVIS CT 103TRAVIS CT 106TRENT CT 231AVIATION DR MATE CTMELISSAAVETRAVIS CT QUIGLE Y CT TRENT CT SHELBY CTWESTWOOD DR PAPERMILL RD BENT L E Y A V E TRAVIS CT FRONTROYALPIKEBENTLEY A V E MCCLURE WAYFRONT ROYALPIKEGRINDSTONE D R JUSTES DRJUSTES DR VINE LN ROSA LNFRONTROYAL P IKE LAURELWOOD DR LAURELWOOD DRApplication Urban Development Area Sewer and Water Service Area Parcels Future Rt 37 Bypass µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 4, 2021 £¤522 £¤522 VINE LN P A P E R M I L L R D LAURELWOOD DR JUSTES DR BENTLEY A V E MATECTDAVIDDRFRONTROYALPIKESTRIBLINGWAY JUSTESDRROSALNAIRP O R T R D EVENDALE LN 0 900 1,800450 Feet CPPA #01-21 CPPA # 01 - 21: Russell - Smith PropertiesPINs: 64 - A - 37, 64 - A - 37A, 76 - A - 5, 76 - A - 5B, 76 - A - 5CDraft SWSA and UDA AmendmentsLocation Map CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 47 £¤522 FloodZoneA Buffalo Li c k R u n 76 A 5B 76 A 5C 76 A 5 64 A 37 64 A 37 64 A 37A 1726FRONT ROYALPIKE 340JUSTES DR 1669FRONTROYAL PIKE 1484AIRPORT RD 1569FRONT ROYALPIKE 1564FRONTROYAL PIKE 1537FRONTROYAL PIKE 1505FRONTROYAL PIKE1517FRONT ROYALPIKE 1495FRONT ROYAL PIKE 230JUSTES DR 1467FRONT ROYAL PIKE1485FRONT ROYALPIKE 1481FRONTROYAL PIKE 1439FRONT ROYALPIKE 220ROSA LN 1437FRONT ROYAL PIKE 1405FRONTROYAL PIKE 1375FRONT ROYAL PIKE 1351FRONTROYAL PIKE 1345FRONT ROYALPIKE 1270FRONTROYAL PIKE 1327FRONT ROYALPIKE 1317FRONT ROYALPIKE 154LAURELWOOD DR 124LAURELWOOD DR 211LAURELWOOD DR 237LAURELWOOD DR 540LAURELWOOD DR 1260FRONTROYAL PIKE 1257FRONT ROYAL PIKE 1210FRONT ROYALPIKE 1241FRONT ROYALPIKE 130ALLIANCE CT 1215FRONTROYAL PIKE 200VINE LN 216VINE LN224VINE LN 294VINE LN 302VINE LN 310VINE LN135ALLIANCE CT 110VINE LN 1179FRONT ROYALPIKE 134VINE LN 141VINE LN 170VINE LN 183VINE LN 201VINE LN 219VINE LN 270VINE LN 301VINE LN 285VINE LN 1170FRONT ROYALPIKE 247VINE LN 277VINE LN 269VINE LN 730AIRPORT RD 780AIRPORT RD 155WESTWOOD DR 1154FRONTROYAL PIKE 100GRINDSTONE DR 104GRINDSTONE DR 116GRINDSTONE DR 154MCCLURE WAY 818AIRPORT RD 1128FRONT ROYALPIKE 1140FRONT ROYAL PIKE 103GRINDSTONE DR 122MCCLUREWAY 128MCCLURE WAY 138MCCLUREWAY 146MCCLUREWAY 151MCCLUREWAY 158MCCLUREWAY 155TRAVIS CT152TRAVIS CT 1110FRONT ROYALPIKE 1089FRONT ROYALPIKE 100MCCLUREWAY 112MCCLUREWAY 115MCCLUREWAY 125MCCLUREWAY 242BENTLEYAVE139MCCLURE WAY 247BENTLEYAVE 248BENTLEY AVE 136TRAVIS CT 142TRAVIS CT 153TRAVIS CT 782AIRPORT RD 1084FRONTROYAL PIKE 107MCCLUREWAY 228BENTLEY AVE 236BENTLEYAVE 300ADMIRALBYRD DR 241BENTLEYAVE 104QUIGLEY CT143TRAVIS CT 230AVIATION DR210BENTLEY AVE 220BENTLEYAVE 229BENTLEYAVE 233BENTLEYAVE 125TRAVIS CT 105QUIGLEY CT 1038FRONT ROYALPIKE 1059FRONT ROYALPIKE 211BENTLEYAVE 219BENTLEYAVE 111SHELBY CT 102TRENT CT 101QUIGLEY CT 1020FRONT ROYALPIKE 1019FRONT ROYALPIKE199BENTLEYAVE207BENTLEYAVE 107SHELBY CT 108TRAVIS CT 103TRAVIS CT 106TRENT CT 231AVIATION DR MATE CTMELISSAAVETRAVIS CT QUIGLE Y CT TRENT CT SHELBY CTWESTWOOD DR PAPERMILL RD BENT L E Y A V E TRAVIS CT FRONTROYALPIKEBENTLEY A V E MCCLURE WAYFRONT ROYALPIKEGRINDSTONE D R JUSTES DRJUSTES DR VINE LN ROSA LNFRONTROYAL P IKE LAURELWOOD DR LAURELWOOD DRApplication Urban Development Area Sewer and Water Service Area Parcels Future Rt 37 Bypass Eastern Road Plan Major Collector Trails Zoning B2 (General Business District) M1 (Light Industrial District) MH1 (Mobile Home Community District) RP (Residential Performance District)µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 4, 2021 £¤522 £¤522 VINE LN P A P E R M I L L R D LAURELWOOD DR JUSTES DR BENTLEY A V E MATECTDAVIDDRFRONTROYALPIKESTRIBLINGWAY JUSTESDRROSALNAIRP O R T R D EVENDALE LN 0 900 1,800450 Feet CPPA #01-21 CPPA # 01 - 21: Russell - Smith PropertiesPINs: 64 - A - 37, 64 - A - 37A, 76 - A - 5, 76 - A - 5B, 76 - A - 5CDraft SWSA and UDA AmendmentsZoning Map CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 48 £¤522 FloodZoneA Buffalo Li c k R u n 76 A 5B 76 A 5C 76 A 5 64 A 37 64 A 37 64 A 37A 1726FRONT ROYALPIKE 340JUSTES DR 1669FRONTROYAL PIKE 1484AIRPORT RD 1569FRONT ROYALPIKE 1564FRONTROYAL PIKE 1537FRONTROYAL PIKE 1505FRONTROYAL PIKE1517FRONT ROYALPIKE 1495FRONT ROYAL PIKE 230JUSTES DR 1467FRONT ROYAL PIKE1485FRONT ROYALPIKE 1481FRONTROYAL PIKE 1439FRONT ROYALPIKE 220ROSA LN 1437FRONT ROYAL PIKE 1405FRONTROYAL PIKE 1375FRONT ROYAL PIKE 1351FRONTROYAL PIKE 1345FRONT ROYALPIKE 1270FRONTROYAL PIKE 1327FRONT ROYALPIKE 1317FRONT ROYALPIKE 154LAURELWOOD DR 124LAURELWOOD DR 211LAURELWOOD DR 237LAURELWOOD DR 540LAURELWOOD DR 1260FRONTROYAL PIKE 1257FRONT ROYAL PIKE 1210FRONT ROYALPIKE 1241FRONT ROYALPIKE 130ALLIANCE CT 1215FRONTROYAL PIKE 200VINE LN 216VINE LN224VINE LN 294VINE LN 302VINE LN 310VINE LN135ALLIANCE CT 110VINE LN 1179FRONT ROYALPIKE 134VINE LN 141VINE LN 170VINE LN 183VINE LN 201VINE LN 219VINE LN 270VINE LN 301VINE LN 285VINE LN 1170FRONT ROYALPIKE 247VINE LN 277VINE LN 269VINE LN 730AIRPORT RD 780AIRPORT RD 155WESTWOOD DR 1154FRONTROYAL PIKE 100GRINDSTONE DR 104GRINDSTONE DR 116GRINDSTONE DR 154MCCLURE WAY 818AIRPORT RD 1128FRONT ROYALPIKE 1140FRONT ROYAL PIKE 103GRINDSTONE DR 122MCCLUREWAY 128MCCLURE WAY 138MCCLUREWAY 146MCCLUREWAY 151MCCLUREWAY 158MCCLUREWAY 155TRAVIS CT152TRAVIS CT 1110FRONT ROYALPIKE 1089FRONT ROYALPIKE 100MCCLUREWAY 112MCCLUREWAY 115MCCLUREWAY 125MCCLUREWAY 242BENTLEYAVE139MCCLURE WAY 247BENTLEYAVE 248BENTLEY AVE 136TRAVIS CT 142TRAVIS CT 153TRAVIS CT 782AIRPORT RD 1084FRONTROYAL PIKE 107MCCLUREWAY 228BENTLEY AVE 236BENTLEYAVE 300ADMIRALBYRD DR 241BENTLEYAVE 104QUIGLEY CT143TRAVIS CT 230AVIATION DR210BENTLEY AVE 220BENTLEYAVE 229BENTLEYAVE 233BENTLEYAVE 125TRAVIS CT 105QUIGLEY CT 1038FRONT ROYALPIKE 1059FRONT ROYALPIKE 211BENTLEYAVE 219BENTLEYAVE 111SHELBY CT 102TRENT CT 101QUIGLEY CT 1020FRONT ROYALPIKE 1019FRONT ROYALPIKE199BENTLEYAVE207BENTLEYAVE 107SHELBY CT 108TRAVIS CT 103TRAVIS CT 106TRENT CT 231AVIATION DR MATE CTMELISSAAVETRAVIS CT QUIGLE Y CT TRENT CT SHELBY CTWESTWOOD DR PAPERMILL RD BENT L E Y A V E TRAVIS CT FRONTROYALPIKEBENTLEY A V E MCCLURE WAYFRONT ROYALPIKEGRINDSTONE D R JUSTES DRJUSTES DR VINE LN ROSA LNFRONTROYAL P IKE LAURELWOOD DR LAURELWOOD DRApplication Urban Development Area Sewer and Water Service Area Parcels Future Rt 37 Bypass Eastern Road Plan Major Collector Trails Long Range Land Use Urban Center Mixed Use Industrial/Office Industrial Institutional Park Airport Support Area Residential, 4 u/a High-Density Residential, 12-16 u/a Environmentally_Sensitive_Areas µ Frederick County Planning & Development107 N Kent StWinchester, VA 22601540 - 665 - 5651Map Created: June 4, 2021 £¤522 £¤522 VINE LN P A P E R M I L L R D LAURELWOOD DR JUSTES DR BENTLEY A V E MATECTDAVIDDRFRONTROYALPIKESTRIBLINGWAY JUSTESDRROSALNAIRP O R T R D EVENDALE LN 0 900 1,800450 Feet CPPA #01-21 CPPA # 01 - 21: Russell - Smith PropertiesPINs: 64 - A - 37, 64 - A - 37A, 76 - A - 5, 76 - A - 5B, 76 - A - 5CDraft SWSA and UDA AmendmentsLong Range Land Use Map CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 CPPA #01-21 49 315 Tasker Road PH (540) 868-1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director www.FrederickWater.com Water At Your Service MEMORANDUM TO: Candice Perkins, Assistant Director, Frederick County Planning Department FROM: Eric R. Lawrence, Executive Director SUBJECT: 2021 Comprehensive Policy Plan Amendment Review –Russell-Smith Properties DATE: July 2, 2021 Thank you for the opportunity to provide preliminary comments on the Comprehensive Policy Plan Amendment application received for the 2021 application period. We understand that Frederick Water’s preliminary comments will be shared with the Board of Supervisors and Planning Commission during their CPPA review joint work session later this summer. We welcome the opportunity to participate in a more thorough review of the application once the Board decides if the application warrants further evaluation. Our preliminary comment: Russell-Smith Properties UDA/SWSA and Land Use Revision Request; Parcels 64-A-37, 64-A- 37A, 76-A-5, 76-A-5B & 76-A-5C These properties are captured in the Senseny/Eastern Frederick Urban Area Plan. The properties are more specifically located east of Route 522S, north of Justes Drive, and west of Rosa Lane, adjacent to Evandale Elementary and Admiral Byrd Middle School. Frederick Water does presently provide water and sewer services to the schools, located immediately east of the applicant’s land areas. Water supply for the Russell-Smith Properties is available. The developer will need to extend adequately sized water lines to the subject properties as part of their development program. 50 Page 2 Comment on the 2021 Comprehensive Policy Plan Amendment Application for Russell/Smith Properties Candice Perkins July 2, 2021 Sanitary sewer conveyance and treatment capacities are currently limited in this area, and warrant conveyance system upgrades to meet long term planned land uses that are captured in the current Senseny/Eastern Frederick Urban Area Plan. Frederick Water has designed downstream gravity sanitary sewer to accommodate the current planned land uses in the vicinity. Frederick Water is completing designs for sanitary sewer conveyance force main infrastructure including pump station upgrades, again, to meet current planned land uses. Changes to land uses and SWSA boundaries which result in greater water and sewer demands than currently planned for would not be accommodated within the recently designed infrastructure improvement upgrade plans. Greater understanding of the applicant’s proposed land uses and corresponding water and sanitary sewer generations would contribute to understanding if the planned infrastructure upgrades are suitable to accommodate the proposed land uses. As planned land uses advance into construction, the developer will be expected to dedicate necessary water and sanitary sewer easements and contribute financially to the infrastructure upgrades that are warranted to accommodate their development’s water and sanitary sewer demands. Frederick Water could support further study of the Russell-Smith Properties CPPA application. 51 RUSSELL-SMITH PROPERTIES 2021 CPPA APPLICATION Shawnee Magisterial District Frederick County, Virginia TM #64-A-37, 64-A-37A, 76-A-5 76-A-5B & 76-A-5C June 1, 2021 Current Owner(s): Pine Hill Farm, LLC, Christopher B. Russell, Daryl R. Russell & Heidi L. Russell Mark D. Smith Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 52 Page 1 of 10 COMPREHENSIVE PLAN AMENDMENT 2021 INITIATION REQUEST FORM Project Name: Russell-Smith Properties Comprehensive Plan Amendment Parcel Information, Requested Change: PIN From: To: Acres 64-A-37 Urban Center, Outside UDA, Inside SWSA Residential, 6 u/a Inside UDA & SWSA 22.41 64-A-37A Residential, 4 u/a Outside UDA, Inside SWSA Residential, 6 u/a Inside UDA & SWSA 12.59 76-A-5 Urban Center, Outside UDA & SWSA Residential, 4 u/a & 6 u/a Inside UDA & SWSA 29.73 76-A-5B Urban Center, Outside UDA & SWSA Residential, 4 u/a Inside UDA & SWSA 14.47 76-A-5C Urban Center, Outside UDA & SWSA Residential, 6 u/a Inside UDA & SWSA 10.29 Total Acreage: 89.49 Property Location: The subject properties are located adjacent to Justes Drive, Rosa Lane, and Laurelwood Drive, and east of Front Royal Pike (Route 522 South). Owner Information: PIN 64-A-37 Name: Pine Hill Farm, LLC Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net PIN 64-A-37A Name: Christopher B. Russell, Daryl R. Russell et al. Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net 53 Page 2 of 10 PIN 76-A-5 Name: Christopher B. Russell, Daryl R. Russell et al. Co-trustees Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net PIN 76-A-5B Name: Christopher B. Russell, Trustee, Daryl R. & Heidi L. Russell, Trustees Mailing Address: 281 Laurelwood Drive, Winchester, Virginia 22602 Telephone Number: (540) 664-9461 (Christopher Russell) / (540) 664-1529 (Daryl Russell) Email Address: imarusl71@yahoo.com; dkbhrussell@comcast.net PIN 76-A-5C Name: Mark D. Smith et al. Mailing Address: 151 Windy Hill Lane, Winchester, Virginia 22602 Telephone Number: (540) 662-4185 Email Address: msmith@greenwayeng.com Authorized Agent/Engineer Information: Name: Greenway Engineering, Inc. Attn: Evan Wyatt, Director of Land Planning Mailing Address: 151 Windy Hill Lane, Winchester, Virginia 22602 Telephone Number: (540) 662-4185 Email Address: ewyatt@greenwayeng.com PART 1 – PROPOSED COMPREHENSIVE PLAN MAP AMENDMENT REQUEST Existing Comprehensive Plan land use classification: Urban Center and Residential, 4 u/a, partially within SWSA Proposed Comprehensive Plan land use classification: Residential, 4 u/a (R4) and 6 u/a (R6), wholly within UDA and SWSA Existing zoning and land use of the subject parcel: The five (5) parcels are currently zoned RA, Rural Areas district. The existing land uses are agricultural and unimproved. 54 Page 3 of 10 What use/zoning will be requested if the amendment is approved? The five (5) parcels will be proposed to develop with residential uses at a density of 4 to 6 dwelling units per acre pursuant to the RP, Residential Performance zoning district. JUSTIFICATION: Overview The Russell-Smith Properties CPPA application requests expansion of the UDA and SWSA to include an assemblage of five (5) contiguous parcels totaling 89.49 acres, and revision of the planned land use designation applicable to 76.9 acres of the assemblage from Urban Center to Residential, 4 units/acre (R4) and Residential, 6 units/acre (R6). The assemblage is located within the boundaries of the Senseny/Eastern Frederick Urban Area Plan (SEFUAP) and adjacent to the UDA, with approximately 35 acres currently located within the SWSA. The SEFUAP currently designates planned land uses for the entirety of the assemblage, with roughly 76.9 acres designated as Urban Center land use and the remainder as R4 land use, and more specifically identifies the properties as part of the Parkins Mill Urban Center/Neighborhood Center (mapped as Papermill Urban Center). Approximately 20.73 acres of the assemblage contain topography and environmental features that are not conducive to development, resulting in a developable area totaling approximately 68.76 acres. (Please refer to Aerial Overview Exhibit and Land Use Plan and Planned Regional Infrastructure Improvements Exhibit) Corrects Excessive Use of Urban Center Designation in SEFUAP The Urban Center land use designation is inappropriately applied to the subject parcels and surrounding area. As described in Chapter 1 of the 2035 Comprehensive Plan, an Urban Center is a “more intensive, walkable urban area with a larger commercial core” and “higher densities” that are “located in close proximity to major transportation routes and intersections” (p.4). The SEFUAP proceeds to describe the Urban Center concept more specifically, indicating that the core area should consist of multi-story buildings with a vertical mix of uses, with ground floor retail and upper stories comprised of office/employment and residential uses. Achieving the development intensity envisioned for an Urban Center in the subject area is unrealistic. There is a finite amount of commercial and employment floor area that is achievable and sustainable in Frederick County overall, and specifically along the Front Royal Pike corridor. Several locations on or proximate to the corridor are also planned to develop with significant commercial components, each of which is in far better position to do so successfully than the subject area. Specifically, located roughly one mile north of the subject area, the Russell 150 project will experience ideal traffic conditions for commercial activity with the imminent completion of Crossover Boulevard, which will link Front Royal Pike to Valley Avenue, traversing the City’s primary commercial corridors. Moreover, immediately north of the Russell 150 project is an established commercial area emanating from the intersection of Front Royal Pike and Millwood Pike that the SEFUAP designates for general commercial uses (e.g., B2/B3) and is already entitled for additional development. Significant commercial development is also occurring 55 Page 4 of 10 and planned approximately 2 ½ miles south at Tasker Road, to include the Walmart Supercenter and Tasker Woods Neighborhood Center. In addition to nearby commercial areas on Front Royal Pike, the Crosspointe Urban Center is roughly 1 mile west of the subject area. Located at the Interstate 81 interchange that intersects with Route 37 and Tasker Road, Crosspointe is arguably the best situated site in Frederick County for realization of the land use mix and intensity envisioned with the Urban Center concept. Moreover, the zoning entitlements needed for Crosspointe to develop as an Urban Center have been in place for more than 15 years. To date, development in Crosspoint has yet to begin. However, given the project’s advantages, once development begins, Crosspointe will undoubtedly be the preferred location for commercial uses conducive to an Urban Center setting and will absorb demand accordingly. In short, given Crosspointe’s proximity, any expectation of intensive commercial activity occurring in the subject area, let alone emergence of an Urban Center, is unrealistic, unattainable, and inappropriate as a basis for future planning. Applies Appropriate, Complementary Planned Land Uses Changing the planned land use from Urban Center to R4 and R6 will enable development at an intensity that is appropriate to the composition and scale of land uses in the surrounding community. Specifically, the assemblage adjoins the existing elementary and middle school campuses as well as an existing church, and further abuts the future campus of the County’s fourth high school. The assemblage is also proximate to existing and planned residential neighborhoods consisting of single-family units. Whereas the existing Urban Center designation promotes higher intensity development adjacent to these established uses, the proposed planned land use designations will result in compatible neighborhood-scale development that will contribute to a cohesive community setting oriented on the existing and planned school campuses. (Please refer to Aerial Overview Exhibit) Protects Investment in Existing and Planned Public School Facilities Applying the R4 and R6 land use designations to the subject properties will allow for Frederick County Public Schools (FCPS) to create safe walking zones within this area for the existing and planned school facilities. In doing so, the proposed change in land use designations will reinforce the school facilities as community focal points and contribute to reduced transportation costs for FCPS. (Please refer to Aerial Overview Exhibit) Supports Implementation of Frederick Water’s Regional Sewer Plans Expanding the UDA and SWSA to wholly include the subject acreage and applying appropriate land use designations will create development conditions that will support implementation of Frederick Water’s plans for regional infrastructure improvements. Specifically, to accommodate five-year growth projections in the surrounding area, Frederick Water’s 2017 Sanitary Sewer Master Plan calls for redirecting sewer effluent that currently flows to the Opequon Water Reclamation Facility (OWRF) to the Parkins Mill Wastewater Treatment Plan (WTP). Doing so requires infrastructure improvements on the subject acreage, to include expansion of the existing 56 Page 5 of 10 Laurelwood Drive pump station to a 1.500 MGD facility, installing the new 10-inch Laurelwood force main from the upgraded pump station to Justes Drive, and installing the new 24-inch Parkins Mill Interceptor, which begins at Justes Drive and will ultimately extend 6,100 feet to the Parkins Mill WTP. The requested expansion of the UDA and SWSA and corresponding planned land use changes will align the development schedules of the Applicants and Frederick Water. The Applicants will therefore be in position to contribute to the implementation of the referenced improvements. Such contributions include dedication of land to Frederick Water to accommodate the expanded Laurelwood Drive pump station as well as dedication of easement corridors for the Laurelwood force main, the entire length of which is planned to traverse the subject acreage, and the initial segment of the Parkins Mill Interceptor. In short, development of the subject acreage can be leveraged to implement regional sewer improvements that are critical to achieving Frederick Water’s near-term service objectives. (Please refer to Land Use Plan and Planned Regional Infrastructure Improvements Exhibit) Promotes Connectivity for Regional Parks and Recreation The SEFUAP identifies a future regional park on the property comprising the southwest quadrant of the intersection of Front Royal Pike and Papermill Road through which Justes Drive will ultimately be extended. Development of the subject acreage will include a multi-purpose trail network that will create opportunities for linkage and access to this future regional park. (Please refer to Aerial Overview Exhibit) EXISTING CHARACTERISTICS ANALYSIS: Please refer to the attached 1-Mile Radius Exhibit that identifies the various properties that meet this distance criteria. The following information describes existing and future land use characteristics within this radius boundary: ➢ Properties north of the future Route 37 alignment are zoned R4, Residential Planned Community District, RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, M-1, Light Industrial District and RA, Rural Areas District. ➢ Properties south of the future Route 37 alignment are zoned RP, Residential Performance District, B-1, Neighborhood Business District and RA, Rural Areas District. ➢ Most of the properties zoned R4, Residential Planned Community District, RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, M-1, Light Industrial District and RA, Rural Areas District north of the future Route 37 alignment are located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). ➢ Most of the properties zoned RA, Rural Areas District south of the future Route 37 alignment are located outside of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). 57 Page 6 of 10 ➢ The RP, Residential Performance District, MH-1, Mobile Home Community District, B-2, Business General District, and M-1, Light Industrial District properties are developed, or are being developed as residential, commercial, and industrial land uses. ➢ The R4, Residential Planned Community District properties (Russell 150, Village at Artrip) are planned for residential and commercial development but have not begun construction. ➢ The RA, Rural Areas District properties are planned for future economic development as commercial and industrial land use, as well as a future regional park area. ➢ The Senseny/Eastern Frederick Urban Area Study identifies most of the properties within proximity of the five (5) subject properties as Urban Center, Residential, Commercial, Industrial and Economic Development Land Use. ➢ Admiral Richard E. Byrd Middle School, Evendale Elementary School and the new 4th High School are located immediately adjacent to the five (5) subject properties. TRIP GENERATION ANALYSIS: The proposed land use change from Urban Center to Residential, 4 units/acre (R4) and Residential, 6 units/acre (R6) will result in a reduction in development intensity as measured in both total residential yield and commercial floor area. As such, the trip generation attributable to this CPPA application is significantly less than what would otherwise be expected if the current SEFUAP land use designations were implemented. The values used for these projections were obtained from the Institute of Traffic Engineers (ITE) Trip Generation Manual, which is the source currently utilized by VDOT and Frederick County for transportation impact analysis. Trip Generation Land Use Acreage (Developable) Projected Yield ITE Code ITE Rate AM Peak PM Peak Total ADT Residential R4, Single Family Detached 34.47 137 units 210 9.57 106 140 1,311 R6, Townhouse 34.29 205 units 230 5.86 90 107 1,201 Total: 196 247 2,512 The trip generation projections for the proposed R4 and R6 land uses are significantly less than what would be expected with development of an Urban Center. As described by the SEFUAP, the Urban Center designation envisions residential densities at 6 to 12 units per acre, or roughly double what is proposed with this CPPA application, along with a variety of commercial uses developed in vertically mixed buildings ranging from two to four stories in height. Development at such an intensity would generate substantial traffic that would negatively impact Justes Drive and Rosa Lane, and in turn constrain access options for the existing and planned public school facilities. In contrast, the neighborhood-scale residential development envisioned by the proposed R4 and R6 designations would create traffic conditions more conducive to the successful integration of the public school uses with surrounding development, to include the opportunity to establish safe walk 58 Page 7 of 10 zones. Proposing land uses that will limit trip generation in the immediate vicinity of existing and planned public school uses, and in turn promote the safe integration and walkability of such uses, represents good planning practice. PART 2 – PROPOSED COMPREHENSIVE PLAN TEXT AMENDMENT REQUEST The map amendment described in Part 1 proposes elimination of the Urban Center designation not only as it applies to the subject properties, but also to the surrounding properties that comprise the “Papermill Urban Center” as currently mapped on the SEFUAP Land Use Plan and described as the “The Parkins Mill Urban Center/Neighborhood Center” in the SEFUAP text. As such, the description of this urban center found on pages 12 and 13 of the SEFUAP would be deleted in its entirety, as follows: The Parkins Mill Urban Center/Neighborhood Village This designated urban center provides an opportunity to introduce a mix of uses into a largely undeveloped area in a way that builds the identity and enhances the economic performance of these communities. This area is already anchored by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this Urban Center should also embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive and architecturally distinctive, honor the area’s local heritage and promote urban life in a dynamic new way. This urban center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing public facilities. The residential densities in the center of this area are envisioned to be 10-12 units per acre in the core area, tapering off to 6 units per acre on its perimeter adjacent to the existing residential land uses. No other changes to the existing SEFUAP text are required or proposed to accompany the proposed map amendment. The designation of the subject properties as Residential, R4 and R6 utilizes planned land uses described by the SEFUAP’s existing “Residential Land Uses” section and will develop accordingly. Comprehensive Plan Consistency Analysis The Russell-Smith Properties CPPA application requests expansion of the UDA and SWSA to wholly include the five (5) subject properties and further proposes changing applicable planned land use designations, with the R4 and R6 land use designations each applied to approximately 34 acres. Revising the planned land use designation will promote neighborhood-scale development that is compatible with and complementary to established and planned uses in the surrounding area, notably by integrating appropriate residential uses with the existing and planned public school uses to create a safe, walkable, and cohesive community. Approval of the Russell-Smith Properties CPPA application will further serve as the first step toward enabling development that 59 Page 8 of 10 will advance implementation of Frederick Water’s 2017 Sanitary Sewer Master Plan, and by extension support realization of the Comprehensive Policy Plan’s over-arching vision for Eastern Frederick County. Level of Service Analysis Implementation of the proposed land use plan for the subject properties will require future rezoning of the acreage to the RP, Residential Performance District. The rezoning application(s) required to establish the RP District will be analyzed by Frederick County, Frederick Water, and the Virginia Department of Transportation (VDOT) to determine potential impacts to County services, water and sewer infrastructure, and the transportation network serving this geographic area of the community. Future development of the subject properties will depend upon the property owners’ ability to adequately mitigate such impacts. That said, the neighborhood-scale residential development that would ultimately result from this CPPA application would be far less impactful to public services than what could theoretically occur if an urban center developed as currently planned. As described by the SEFUAP, residential densities in the Parkins Mill Urban Center/Neighborhood Village would range from 6 to 12 units per acre, which, even assuming a nominal level of commercial development, could yield twice as many residential units on the subject properties as compared to what is proposed with this CPPA application. To reiterate, the overall intensity of development possible on the subject properties and the corresponding impact to the community will be reduced by the proposed amendments, most notably by enabling fewer residential units of all types and eliminating commercial impacts. Transportation: As indicated by the Trip Generation table provided in Part 1 of this application, the proposed residential uses are projected to generate 2,512 ADT at build-out, of which 196 and 247 will occur during AM and PM peak hour, respectively. The subject properties are adjacent to Justes Drive, Rosa Lane and Laurelwood Drive and are proximate to Front Royal Pike (Route 522 South), which is improved as a signalized intersection with Justes Drive. The location of the subject properties allows for traffic to access Front Royal Pike to the north and south, Interstate 81 to the north, Millwood Pike (Route 50 East) to the east, and the City of Winchester from Papermill Road (Route 644) to the west. Access to the City of Winchester from the subject properties will also be possible via Crossover Boulevard, which is scheduled to be open to traffic in September 2021. The SEFUAP identifies an extension of Justes Drive that will connect to the existing Airport Road roundabout. Additionally, Frederick County has approved the future Route 37 East alignment, which is proposed to have an interchange on Front Royal Pike approximately ½- mile south of the subject properties. Such existing and planned road infrastructure will be adequate to accommodate traffic generated by development of the subject properties as well as the surrounding community. Proposing new residential development in proximity to existing and planned road infrastructure constitutes good planning practice. Economic Development: The proposed amendments would not constitute an economic development project per se. That said, the proposed residential uses will promote the demographic conditions essential to the viability and sustainability of the projects with significant commercial components located proximate to the site (e.g., Crosspointe, Russell 150). 60 Page 9 of 10 Water and Sewer Capacities: The proposed residential uses are projected to have an average daily demand for water and sewer service of 103,600 GPD. Existing water and sewer infrastructure extends across or immediately adjacent to the subject properties. Specifically, a 12-inch water line exists along Justes Drive and 8-inch lines exist in proximity to the subject properties, to include along the length of Rosa Lane. Future development of the subject properties will be able to provide a looping system of water lines to ensure adequate pressures for development and fire flow requirements. Several 8-inch sewer lines also exist on the subject properties. These lines gravity flow to the existing Laurelwood Drive pump station, which is a 0.144 MGD facility located in the northern portion of the assemblage. Effluent is then directed via a series of pump stations and force mains to the Opequon Water Reclamation Facility (OWRF) for treatment. As described in Part 1 of this application, several regional infrastructure improvements are identified to occur within the subject acreage by Frederick Water’s 2017 Sewer Master Plan. These inter-related improvements include upgrading the existing Laurelwood Drive pump station to a 1.500 MGD facility, installing the new 10-inch Laurelwood force main from the upgraded pump station to Justes Drive, and installing the new 24-inch Parkins Mill Interceptor, which begins at Justes Drive and will ultimately extend 6,100 feet to the Parkins Mill WTP. Development of the subject properties will directly support implementation of these planned improvements by dedicating land to Frederick Water for the pump station upgrade and dedicating easements for the force main and interceptor lines. These improvements will ensure the availability of adequate sewer infrastructure to accommodate growth in eastern Frederick County in conformance with Frederick Water’s 2017 Sanitary Sewer Master Plan. Public Schools: The proposed amendments are projected to yield 137 single family detached dwelling units and 205 townhouse units in the land bays designated R4 and R6, respectively. Based on the current students/household rates utilized by Frederick County Public Schools Planning Division, the proposed residential development would generate a total of 126 students, of which 51 would be generated by the single family detached units and 75 by the townhouse units. As described in Part 1 of this application, the residential units envisioned by this application will be located proximate to the existing Evendale Elementary School and Admiral Byrd Middle School, as well as the future campus of the County’s fourth high school. Such proximity will enable Frederick County Public Schools (FCPS) to establish safe walk zones for students residing in these units, which in turn will reduce transportation costs for FCPS. Planned neighborhood- scale residential development adjacent to public schools represents good planning practice. Fire and Rescue: The development of the proposed residential uses will create an impact to Fire and Rescue Services provided by the County. The subject land area is located approximately 2.8 miles from the Millwood Volunteer Fire and Rescue Company, which allows for appropriate emergency response time from the first due company. Additionally, a few years ago, the County Volunteer Fire and Rescue Companies agreed to establish a fee-for-services program that was intended to provide revenue recovery for ambulatory services from insurance reimbursements to assist in the mitigation of this impact. 61 Page 10 of 10 Parks and Recreation: The proposed amendments will enable development of supporting infrastructure to complement and interconnect with the new regional park planned on the west side of Front Royal Pike. Such infrastructure will include an integrated network of multi-purpose trails that will create linkage opportunities with surrounding neighborhoods and the planned park facility, while simultaneously providing opportunities for recreation internal to the residential neighborhoods. The neighborhood-scale residential uses envisioned with this application will therefore enhance the County’s parks and recreation services. Planned residential development in proximity of regional parks represents good planning practice. 62 Registered Agent for Pine Hill Farm, LLC 63 64 65 66 67 68 69 70 71 72 Future Route 37JUSTES D RROSA LNËÊ37 £¤11 £¤50 £¤522 §¨¦81VALLEY PIKEMILLWOOD PIKEVALLEYAVEFRONT ROYAL PIKEMap Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery 1-MILE RADIUS EXHIBITRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: CMMSCALE:1 Inch = 2,000 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATION1-MILE RADIUS EXHIBIT2,000 0 2,0001,000 Feet Legend CPPA Parcels 1 Mile Radius UDA SWSA Parcel Boundary 73 JUSTES DR ROSA LNEvendale Elementary School Admiral Richard E. ByrdMiddle School Future Fourth High SchoolPlanned Opening: August 2027 Future Regional Park £¤522FRONTROYALPIKE 8 in. GM8 in. G M 4 i n . G M 8 in . G M 8 in. GM 8 in. GM 8 in . G M 8 in. GM 6 in. G M8 in. GM8 in. GM8 i n . G M 8 in. GM 8 in. G M 8 in. G M 8 i n . G M8 in. GM 8 in. GM 8 in. GM8 in. GM 8 in . G M 8 in. GM8 in . GM 2 in. FM 2 in. FM 6 in. FM6in.8 in.6 in.10 in.12in.8 in.8 in . 8 in. 12 in.12in.8 in.8in . 8 in. 8 in.8 in.8 in.4 i n .20 in.8 in.12 in.4 in. 8 in. 12 in.6in.12in.6in.8 in. 4 in.8 in.8 in.Map Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery AERIAL OVERVIEWRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: MEWSCALE:1 Inch = 500 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATIONAERIAL OVERVIEW500 0 500250 Feet Legend Water Lateral Water Main Sewer Force Main Sewer Gravity Main UDA SWSA CPPA Parcels Parcel Boundary 74 £¤522 FRONT ROYAL PIKEBu f f a l o L i c k R un V I N E L N G R IN DSTONEDR PAPER M I L L R D LAURELWOOD DR JUSTES DRDAVID DRWESTWOOD DR SOVEREIGN CT TRAV I S C T EQUITYWAYBE N TLEY AVE MCCLUREWAY A L L I A NCE CT E V E N D A L E L N ROSALN675 725650 675650 700625 725 675700650700 725 700 725 650675 675725 675700 70 0 675725 725725 725725675650 7 2 5 725675 700650675675700725 7 0 0 675700 675 725 70 0 625 7007006757007257 0 0 725 725725 725725 725725650625675675 7007006757 0 0 700650 700650 675625 675675 650625 700Map Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery ENVIRONMENTAL FEATURES MAPRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: MEWSCALE:1 Inch = 500 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATIONENVIRONMENTAL FEATURES MAP500 0 500250 Feet Legend CPPA Parcels 5 Foot Intermediate Contours 25 Foot Index Contours Streams Wetlands NWI Lakes Ponds Parcel Boundary 75 "/ R6(6 du/ac) R6(6 du/ac) R6(6 du/ac) R6(6 du/ac) R4(4 du/ac) R4(4 du/ac) Upgraded Laurelwood PS(1.500 MGD Capacity)* New Parkins Mill Interceptor (24")6,100' +/- to Parkins Mill WWTP*FUTURE ROUTE 37 BYPASSPLANNED MAJOR COLLECTOR(TO AIRPORT ROAD ROUNDABOUT)New Laurelwood Force Main (10")* *SOURCE: FREDERICK WATER2017 SANITARY SEWER MASTER PLAN JUSTES DR ROSA LN£¤522FRONT ROYAL PIKEMap Data Source: Frederick County, VA. GIS Department, 2021 Data. 2019 Aerial Imagery LAND USE PLAN AND PLANNED REGIONALINFRASTRUCTURE IMPROVEMENTSRUSSELL-SMITH PROPERTIESCPPA APPLICATIONFREDERICK COUNTY, VIRGINIADATE: 05-12-2021PROJECT ID:2804RSPDESIGNED BY: MEWSCALE:1 Inch = 489 FeetµRUSSELL-SMITH PROPERTIES CPPA APPLICATIONLAND USE PLANAND PLANNED REGIONALINFRASTRUCTURE IMPROVEMENTS450 0 450225 Feet Legend CPPA Parcels Proposed UDA Proposed SWSA Existing UDA Existing SWSA Residential, 4 u/a (R4) Residential, 6 u/a (R6) "/Upgraded Laurelwood PS (1.500 MGD)* New Laurelwood Force Main (10")* New Parkins Mill Interceptor (24")* Parcel Boundary 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 9 SENSENY/EASTERN FREDERICK URBAN AREA PLAN SEFUAP 126 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 10 SENSENY/EASTERN FREDERICK URBAN AREA PLAN This area is home to many families and successful businesses, and contains some of the area’s most accessible natural resources and environmental features, historic resources, and public facilities. The Senseny/Eastern Frederick Urban Area Plan effort builds upon these great assets and has identified opportunities to; create new communities, integrate land use and transportation choices, address community infrastructure needs, and expand the County’s goals for economic development. A series of maps have been prepared which identify Future Land Use, Transportation, and Historical Resources, Natural Resources and Public Facilities within the study area. The Senseny/Eastern Frederick Urban Area Plan incorporates the following areas of new land use focus: the Urban Centers, the Parkins Mill Economic Development Area, Interstate and Highway Commercial at Routes 7, 50 and 522, Warrior Drive Employment and Commercial Center, and others. The above areas combine to form the County’s urban areas between the City of Winchester and Clarke County. The study encompasses the area of the County that is generally east of the City of Winchester and Route 522, South to the Clarke County line and from Redbud Run in the north to the Opequon Creek in the south. This study area includes the Route 7 and Route 50 Business Corridor Plans which were both adopted in 1994, and the eastern portion of the Southern Frederick Land Use Plan which was adopted in 1999, generally north of the Opequon Creek. The study area includes both the Red Bud and Shawnee Magisterial Districts and a small portion of the Stonewall Magisterial District. An overview to planning in Frederick County. Planning efforts, such as the Senseny Eastern Frederick Urban Area Plan, enables the community to anticipate and deal constructively with changes occurring in the community. Planning helps guide the future growth of the community and is intended to improve the public health, safety, convenience and welfare of its citizens. The Plan provides a guide for future land use and was a collaborative effort of the citizens of Frederick County, County Planning Staff, Planning Commissioners, and Board of Supervisors. However, it is the property owners who are the ones who make the decision as to whether or not to implement the Plan as it applies to their property. 127 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 11 Future rezoning is a means of implementing the Plan. Rezonings in Frederick County have historically been initiated by the property owner, or with their consent. There is no reason to expect that this will change in the future. Therefore, it is important to remember that the Plan is a guide for the future of the community, but that the property owner is ultimately the one who controls the future use of their property. Land Use Urban Centers The Urban Centers are envisioned to be intensive, walkable urban areas that are well integrated with the surrounding community. The urban center should be based on the principles of New Urbanism or Traditional Neighborhood Design promoted in the 2035 Comprehensive Plan. They shall contain a large commercial core, generally higher residential densities with a mix of housing types, an interconnected street system, and public open space around which the urban center is designed. Multiple uses are envisioned in single structures. Community facilities shall also provide a focal point for the urban center and surrounding community. Public spaces in the form of pocket parks, plazas, or greens shall be further integrated into the design of the Urban Centers. Presently, Greenwood Mill Elementary School, Admiral Byrd Middle School and Evendale Elementary School provide a focal point for community activity. In the future, these resources shall be complemented by a new High School, Middle School, and Elementary School which shall serve the existing and future population and be located within close proximity to the centers. The Urban Centers are centrally located in the study area. The commercial and residential mix of land uses shall have a strong street presence and shall relate to existing and planned road infrastructure. The mix of commercial, residential, employment, and community uses shall be linked to the surrounding area with inter-modal transportation choices and public open spaces. While the core characteristics of the urban centers are the same, each urban center is envisioned to be more individual, of a varying scale, and distinctive of their particular location. The following describes what an urban center in Frederick County may look like. The land use and/or building types could include, in addition to commercial and residential, community oriented types such as civic, religious, fraternal, or institutional uses. In the core area one may find 2 to 4 story buildings that, at the center, share party walls and front directly on the sidewalk; at the first or ground floor one will find retail and commercial uses, upper stories will have offices in some buildings and others will have apartments; and parking of cars will be on the street or in lots behind the buildings and possibly in parking decks if there is such need for structured parking. These types of structures will be readily accessible from the boulevards that serve the urban center. 128 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 12 The Crosspointe Urban Center The designated Crosspointe Urban Center provides an opportunity to enable either the currently approved project or an intensification of the proposal to allow for a greater mix of land uses, including residential, for a greater economic return to both the County and the property owner. The Crosspointe Urban Center is envisioned to be the most commercial and urban of the urban centers and, at the convergence of Interstate 81, Route 37 and future Warrior Drive, is ideally located to be the most intensive. The residential densities in this area have the potential to be the highest in the County’s urban areas. Opportunities exist to further the entertainment characteristics of this ar ea based on its location, visibility and accessibility. The Greenwood Urban Center The designated Greenwood Urban Center provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban Center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances it livability. This Urban Center should embrace a traditional main-street feel, be pedestrian- friendly, ecologically sensitive and architecturally distinctive, honor our region’s local heritage and look to the future by promoting urban life in a dynamic new way. This lifestyle center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing historic farm house and grounds. The residential densities in the core of this area are envisioned to be in the 12 - 16 units per acre range, tapering off to 6 units per acre on its perimeter. Anchored in all directions by existing and proposed schools and park areas, this Urban Center is tailored to be the future focal point of the Senseny Road and Greenwood area. The Parkins Mill Urban Center/Neighborhood Village This designated urban center provides an opportunity to introduce a mix of uses into a largely undeveloped area in a way that builds the identity and enhances the economic performance of these communities. This area is already anchored by an elementary school and middle school. Similar to the Senseny and Greenwood Urban Center, this Urban Center should also embrace a traditional main-street feel, be pedestrian-friendly, ecologically sensitive and architecturally distinctive, honor the area’s local heritage and promote urban life in a dynamic new way. This urban center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing public facilities. 129 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 13 The residential densities in the center of this area are envisioned to be 10 -12 units per acre in the core area, tapering off to 6 units per acre on its perimeter adjacent to the existing residential land uses. Residential Land Uses Outside of the Urban Centers described above, the residential land uses in the Senseny/Eastern Frederick study area are defined in three main categories:  R4 – these are generally reflective of our existing residential densities at approximately 4 units per acre.  R6 – these are slightly higher residential densities at approximately 6 units per acre (this is generally attached house development).  Higher density residential – these are generally multifamily and a mix of other housing types with densities of approximately 12-16 units per acre (this density is necessary to accommodate the anticipated growth of the County within the urban areas and is essential to support the urban center concept identified in the Comprehensive Plan and this study). The residential land uses outside and east of Route 37 are envisioned to be rural area residential in character. Route 37, to the north and east of Route 50, may generally be considered as the boundary between the urban areas and rural areas within this study area. This provides a transition area to the Opequon Creek and to the well -established rural character of adjacent Clarke County. A buffer area along and adjacent to Interstate 81 has been identified where future residential land uses are not appropriate. Commercial and Industrial uses are preferred. Within this buffer area, a linear trail system is promoted. The buffer area also provides for the reservation of additional right-of-way along 81 which may be necessary in the future. Noise abatement techniques should be a consideration in the Interstate 81 corridor to minimize the impact from vehicular traffic on the residents of the area. Shenandoah University’s campus extends into this portion of the County. The plan recognizes and supports Shenandoah University and the University’s presence in Frederick County, especially in and around its current location on the east side of Interstate 81 and north of Route 50, as well as the potential for future residential uses associated with the university in the area in the form of urban residential housing in redeveloped existing commercial properties. The Airport Support Area has been bolstered with the addition of land to the south east. The Airport Support Area was established to ensure the feasibility of continued airport- associated use and future airport expansion. The Comprehensive Plan reiterates that residential land uses are not desirable in the Airport Support Area. Business and industrial uses should be the primary land use. 130 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 14 Other recommendations from the residential group:  Utilize additional municipal land uses adjacent to the Frederick County Landfill as a buffer to non-compatible land uses, particularly residential.  Provide for additional institutional opportunities in the southern part of the study area, west of Route 522.  Consider another community college presence within this area plan.  Establish a linear park area east of existing Greenwood Road, and a new park area west of the Justes Drive School cluster.  Supply additional locations for C & I land uses in the areas identified which are adjacent to transportation corridors and urban centers. These include: o An area of commercial and light industrial north of Route 7, buffered by higher density residential to the east, transitioning to existing school uses. o An area of medical office uses adjacent to and east of proposed Senseny Road Urban Center. o An area of commercial and employment land uses with significant office space availability north of Crosspointe Urban Center buffering into the high density residential areas.  An area of commercial and employment land use with significant office space availability north of the Crosspointe Urban Center buffering the high density residential areas. Business Development Land Uses Parkins Mill Economic Development Area The Parkins Mill Economic Development Area is intended to be a significant area of commercial and industrial use that is fully supportive of the Winchester – Frederick County Economic Development Commission’s targeted goals and strategies. The intent of the mixed use designation is to further enh ance the County’s commercial and industrial areas and to provide focus to the County’s future regional employment centers. This area has been established to be a progressive location for economic development opportunities in eastern Frederick County. Targeted businesses include:  Defense and Advanced Security  Life Sciences  Business Services  Assembly  Food Processing In prominent locations, office use with a mix of flexible space is encouraged. Such areas will be the entrance to clusters of industrial and commercial space, and contain distinctive architecture and site design that is aesthetically unique and attractive. It is the intent of such areas to promote a strong positive community image. In addition, this development will support businesses that encourage viable environmental practices and community oriented operating 131 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 15 philosophies. Residential land use is not compatible with this development and will not be permitted. Interstate and Highway Commercial at Routes 7 and 50 These areas of land use are located at highly visible locations on prominent interstate interchanges, and along the primary arterial roads that feed into the Interstate. They shall be designed specifically to accommodate and promote highway commercial land uses. Particular effort must be made to ensure that access management for the supporting transportation network is a key priority, as the function of the interstate and primary road network is of paramount importance. The site layout and building design should recognize the nature of the region and land plans should not focus on the minor use, but the comprehensive macro use. In addition, an enhanced area of buffer and landscaping shall be provided adjacent to the Interstate 81 right-of-way and its ramps. Corridor design recommendations are discussed later in this plan . Warrior Drive Employment and Commercial Center A major employment and commercial area is proposed primarily along the west side of future Warrior Drive and adjacent to the east side of Interstate 81. This area extends east of Warrior Drive along Airport Road. This major employment area would be centered on the proposed future interchange at Interstate 81 at Papermill Road. Supported by future high density residential areas and central to proposed urban centers, this employment center will be ideally placed to capitalize on this core location. Emphasis should be placed on quality building and site design. Other recommendations from the business development group:  New Retail/Service Land Use adjacent to the future Route 37 interchange areas with Route 522 South and Route 50 East to facilitate regional shopping opportunities.  New Retail/Service Land Use adjacent to the future realignment of Valley Mill Road and Route 7 East.  Infill Retail/Service Land Use within existing residential developments between Route 7 East and Senseny Road.  Intensive Retail and Office use lie within the Urban Center planned between Senseny Road, Greenwood Road, Inverlee Way Extension and Channing Drive Extension. This area has been incorporated into the Senseny and Greenwood Urban Center.  New Neighborhood Retail/Service and Office Land Use withi n the Mixed Use area planned around existing public school facilities and church facilities near Route 522 South and Justes Drive. This area has been incorporated into the Justes Drive and Evendale Urban Center.  New Employment Centers are appropriate for the land between Route 522 South and Interstate 81 adjacent to the Paper Mill Road flyover bridge and the future Battaile Drive interchange with Interstate 81, and the future Warrior Drive extension and Tasker Road extension. New Employment Centers are en visioned to allow for intensive Retail, Office, Flex-Tech, and/or Light Industrial Land Use in planned business 132 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 16 park settings. This area has been incorporated into the Warrior Drive Employment and Commercial Center.  A new Industrial Park is planned between Route 522 South, Route 50 East, Parkins Mill Road, and future Route 37. This area has been incorporated into the Parkins Mill Economic Development Area. The business development recommendations of this plan seek to implement the 2035 Comprehensive Plan by promoting the efficient utilization of existing and planned land areas and transportation networks. Further, the recommendations promote commercial, industrial, and employment land use areas to assure the County’s desired taxable value ratio of 25 percent commercial/industrial to 75 percent residential and other land use is achieved. The Plan provides new industrial park and employment center areas to match the Economic Development Commission’s vision for this portion of Frederick County. The plan identifies prime areas for Urban Center development to capitalize on future commercial and employment opportunities. In addition, areas are identified for neighborhood commercial retail use to accommodate existing residential communities. Existing commercial land uses are promoted that facilitate tourism and short- term visitor experiences and revenue growth. Specific Implementation Steps have been identified which would further promote business development opportunities in the Senseny/Eastern Frederick County Urban Area Plan and Frederick County in general. These include:  The creation of a Future Land Use Revenue Incentive Program that provides property owners with the ability to sell residential density rights to keep their property available for future employment, commercial, or industrial land use as recommended by the Comprehensive Policy Plan. This program would incentivize the property owner by providing a revenue income source in the near term and future revenue income when the property is zoned for employment, commercial or industrial land use.  Incentivize the property owner with automatic placement of the property into the Sewer and Water Service Area (SWSA) if a rezoning application is processed for future employment, commercial, or industrial land use.  Incentivize the property owner with County endorsement of Economic Development Access (EDA) funds and/or Revenue Sharing Funds to assist in the financing of major road infrastructure needed to serve the development project. Additionally, provide for County-managed support of the major road infrastructure projects to streamline the approval process for project design and construction management.  Incentivize the property owner through the implementation of expedited rezoning processes for future employment, commercial, or industrial land use as recommended by the Comprehensive Policy Plan. 133 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 17  The creation of new Zoning Ordinance requirements that facilitate more intensive Floor to Area Ration (FAR) and height allowances for future employment, commercial or industrial land use, especially in the urban centers.  The County should support and partner with various athletic organizations to sponsor regional or state tournaments and events using existing facilities to promote tourism in support of existing hotels, restaurants, and attractions. Corridor Design The Route 522, 50, and 7 corridor design guidelines should be reaffirmed. In addition, the following locations have been identified as priority corridor appearance and multi-modal locations:  Route 50 between Interstate 81 and Prince Frederick Drive, to include Shenandoah University and prime commercial locations.  Route 7 between Interstate 81 and Greenwood Road, to include Millbrook High School, Redbud Run Elementary School and prime commercial locations.  Senseny and Greenwood Roads and Channing Drive, to include the area encompassed by the urban center and Senseny Road in its entirety. A significant corridor appearance buffer is proposed along Route 522 similar to that established for the Route 50 West corridor in the Round Hill Land Use Plan, which consisted of a 50 foot buffer area, landscaping, and bike path. The Route 50 and 7 corridors are more urban. Sufficient right-of-way is needed and street frontage is approached differently. Transportation In support of the new areas of land use, a transportation network has been proposed which relates to the location and context of the areas of land use, promotes multi-modal transportation choices and walkability, and furthers the efforts of the Win-Fred MPO. In this study, there is a direct nexus between transportation and land use. Interstate 81, future Route 37, Route 7, Route 50, and Route 522, provide orientation for the County’s primary road system and provide new opportunities to create a transportation network which supports the future growth of the community in the right location, in this study area, generally inside future Route 37. Access Management is a significant consideration of this study and is a key element of all existi ng and future roads. The use of frontage roads, minor collector roads, and inter parcel connections to bring traffic to access points is promoted on the above roads. Access Management is also a key consideration on other roads within the study area; however, within a different context. 134 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 18 The study also proposes a new and extended major collector network supplemented by interconnected minor collector street network in support of a significant urban center and new areas of economic growth - Warrior Drive, Justes Drive, Channing Drive, Inverlee Way. The context of the collector road network is proposed to be significantly different, however, than that of Route 37, with the focus being placed on a more walkable and friendly street thoroughfare design. The change in context is based upon the classification of a road and to ensure compatibility with adjacent land uses and community goals. Particular attention should be paid to street network within the Urban Center. The surrounding land use, site design, and building design are features that will help create context and promote the creation of new communities, places, and focal points. Attention should also be provided to the context of the street in the immediate vicinity of existing and future schools, and the Neighborhood Village Commercial Areas to ensure that these prominent locations are safe and accessible to all modes of transportation. Bicycle and pedestrian accommodations should be fully integrated into street designs. Appropriately designed intersection accommodations should include pedestrian refuge islands and pedestrian actualized signals. More specific transportation considerations for Millbrook High School and the adjacent park areas include taking a proactive approach in creating safe interconnected routes to the park from the adjacent areas. Roundabouts should be considered as a priority preference for intersection design. Roundabouts are particularly effective when used in series. Consistent application of Comprehensive Plan goals to achieve an acceptable Level of Service on area roads and overall transportation network, Level of Service C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable Level of Service shall be avoided. Consideration of future development applications within the study area should only occur when an acceptable Level of Service has been achieved and key elements and connections identified in this plan have been provided. Other recommendations from the transportation group:  Emphasize the role of the State and the development community in the implementation of the planned road system.  Use modeling to determine lane needs based upon build out of planned land uses, but consider plans of neighboring localities when making recommendations (for example Senseny Road where it enters the City of Winchester or Clarke County)  Consider the needs of bicycle users and pedestrians in the following ways: o Continue to plan for multi-modal street deigns that will take all users into consideration. 135 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 19 o Within residential neighborhoods, this would mean that sidewalks be used and cyclists share the roads. Use of striping that defines parking bays or cycling areas would be preferred. o On collector roadways or higher, make use of separated multi - use paths at least 10 feet in width. o Incorporate wide shoulders or bike lanes into roadways that have budgetary or right-of-way limitations. This would be viewed as a step toward the ultimate goal of a separated facility. o Make use of paved shoulders with striping on rural roadways as a long term measure. Rural roadways would be defined by traffic count or as roadways outside of the UDA that are not part of the Primary System (ex. Route 50 or 522). o Bike paths should be constructed on the same grade as the adjacent roadway. o Bike path maintenance should be addressed by adjacent property owner groups whenever possible.  Continue to enforce improved access management with redevelopment or new development. o This includes, but is not limited to, entrance location and spacing as well as traffic signal location and spacing.  Roundabout use is preferred over signalization of intersections where traffic control is needed.  Attractive median treatments (as alternative to standard grey concrete median) other than grass or other landscaping should be considered when maintenance agreements with VDOT cannot be achieved. o Treatments should be reasonably consistent  Street sections could be modified due to DCR changes specific to drainage requirements. 136 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 20 Natural Resources, Historic Resources, and Public Facilities. Natural Resources Frederick County is a community that values and protects its natural resources. Frederick County should create a green infrastructure inventory for the study area as well as the County as a whole. This inventory should guide land use and development to best preserve and protect natural resources. Developers should complete detailed environmental analysis for properties proposed for development. This information could be utilized to supplement the green infrastructure inventory. Within the Senseny/Eastern Frederick Urban Areas Plan, effort should focus on the creation of greenways, stream valley parks and stream buffers around waterways, while taking into account environmentally sensitive areas. Pedestrian facilities should be constructed that connect these features to other public facilities. Many such examples have been identified on the accompanying map. Environmental corridors should be incorporated with all development activities to ensure safe movement and protection of species and future development within the study area should take into account the natural resources located on and around their property. Businesses that utilize environmental management systems should be targeted by Frederick County. Further, developers should consider available renewable energy options with their projects. Historic Resources Frederick County is a community that recognizes and protects the historic structures and sites within the study area. Possible historic districts and significant structures have been identified and recognized. Priority sites for preservation within the study area should be identified and efforts initiated to preserve those of highest need. These include Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road. Increase the rehabilitation, adaptive reuse, or restoration of historic structures. Heritage tourism should be promoted within the study area. The Comprehensive Plan calls for the adaptive reuse of historic structures, future development applications that have historic resources on the property should incorporate the site into development. 137 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 21 Sensitive Natural Areas and Historic Areas are shown on the land use map for the study area. By recognizing these historic sites and structures, we are implementing the policies of the Comprehensive Plan. Other recommendations from the group:  Require archaeological surveys to be conducted prior to development, particularly any that involve battlefield areas, homesteads, Indian encampments, and waterways.  Significant structures and properties should be shown with a sensitive natural/historic designation. These NSA’s should be protected through historic districts and/or buffered from adjacent development activity.  The historic areas around Frederick Hall/Parkins Mill Battery and the historic area around Carpers Valley Road should be considered for possible historic districts.  Developments should incorporate and/or convert historic properties into recreational elements, including pedestrian trails, parks, and museums. Establish a linear historic greenway between Crosspointe (Hillandale, Carysbrooke, and the preservation park) and the fort (at Parkins Mill Battery), preserving the natural, recreational, and historical features and promoting accessibility.  Create a Historic Gateway park to Frederick County by supporting the restoration and adaptive reuse of the Millbank House in conjunction with other preservation partners.  The historic one-lane bridge located on Valley Mill Road should be maintained and preserved.  Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas. A regional park site has been identified on Senseny Road; this site contains a potentially significant structure and one of the few remaining farming complexes within the developed area of the study area. This park should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture. Public Facilities The need for public spaces within the study area (such as schools, neighborhood parks, and regional parks) is recognized and addressed. The accompanying maps identify general locations within the Senseny/Eastern Frederick Urban Area Plan where such facilities should be accommodated in order to ensure adequate public facilities corresponding with the growth of the community. Future school sites should be located within or near established or planned residential areas to encourage walk zones, as well as create a focus point for 138 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 22 the community. Residential land uses that complement existing public facilities and schools are encouraged. Utilities and infrastructure will be needed within the study to accommodate future growth. Frederick County needs to look at preserving the intent of the landowner when planning for public facilities while still meeting the needs of the community. Other recommendations from the group:  On any given request for development, the development community should work with all public facility providers to determine future public facility needs based upon this plan and the established standards of the public facility providers.  The Parks & Recreation Department should continue to evaluate the “ideal” park site rings that are within the 2035 Comprehensive Plan. Sites that are outside of the identified park rings should be considered if they meet the needs of the community.  A regional park is envisioned within the study area. In addition, a smaller park is envisioned within the Greenwood Urban Center that should incorporate the historical farm house and contributing structure as a means to demonstrate urban agriculture.  Urban parks and other public spaces should be constructed within or near communities. These parks should be open to the public and connected not only by road, but by various pedestrian facilities.  The 42 acre parcel owned by the landfill (old landfill site) could be considered for future use as a park.  Public access areas to the Opequon Creek should be constructed, taking into account environmentally sensitive areas.  The bicycle and pedestrian facilities shown on the map and the 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be implemented.  The 2007 Win-Fred MPO Bicycle & Pedestrian Mobility Plan should be utilized as a reference for accommodation recommendations and guidelines.  Pedestrian facilities should be constructed that connect existing and future neighborhoods to school, park and library facilities to promote access and walkability. A trail or sidewalk should be provided along Greenwood Road.  Support completion of a linear recreation path encompassing the Senseny Road, Abrams Creek, Channing Drive areas.  Ensure connectivity of bicycle or pedestrian transportation accommodations to existing or proposed public facilities and historic resource areas.  Ensure connectivity with existing or proposed bicycle or pedestrian transportation accommodations wherever possible.  A pedestrian crossing over Route 7 in the Millbrook School area should be provided.  Handley Regional Library needs should be recognized and addressed within the study area. A satellite library location should be provided within the study area (similar to Bowman Library) to meet this need. 139 APPENDIX I - AREA PLANS Senseny/Eastern Frederick Urban Area Plan 23 Frederick County Public Schools should also work with the Handley Regional Library to provide public library locations within new school locations.  Future areas for Fire & Rescue stations have been identified on the map; development proposals in these areas should take this future need into account.  The Airport has a 20 year Master Plan that outlines their ultimate expansion goals for this facility. Development proposals should not be considered on properties that fall within this planned expansion area. Also, development proposals considered within the Airport Support Area should not impact the current or future needs of the Airport.  Incompatible development should be avoided near the landfill to ensure that their operations are not impacted (i.e., residential, urban, etc.). Industrial uses may be appropriate near the landfill. A landfill support area should be created around the landfill similar to the Airport Support Area. This support area should extend 1,000 feet from the boundaries of the landfill. 140 kj FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA AIRPORT AIRPORT SUPPORTAREA S u l p h er S p r i n g Run Ash H o l l o w Run WrightsRun H o g e Ru n OpequonCreek Red b u d R u n Lick Run Opequ o n Creek Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun RedbudRun SulpherSpringsR un WrightsRunAbrams Creek OpequonCreek Abra m s Cree k B u ffaloLickRun Abrams Creek AbramsCreekOpequonCreekLickRun OpequonCreekHogeRunBuffa lo LickRun Op e q u o n C r e e k OpequonCreek OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqon Creek A b r a m s C re e k Opequon Creek OpequonCreekWrights Run NFREDERICKPIKE COSTELLODR A M H E R S T ST MILL W O O D P I K EAPPLEPIERIDGE RDE PARKINSMILL RD MARANTOMANOR DRARMEL RD W PARKINSMILLRDPRINCEFREDERICKDR VALLEY MILL RD COVE R S T O N E D R MILLW O O D P I K E BROO K E RDSENSENYRDBAKER LNPACTIVWAY VALLEYPIKERITTERRDMIDDLE R D RT37 S MORGANMILLRDBERRYVILLE AVEAPPLEVALLEYRD BERRYVILLE PIKE INDEPENDENCEDR WARRIORDRWOODSMILLR D WEEMS LN SHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDSULPHU R S P RING RD WJUBALEARLY DR COLELN BOUNDARY AVELENOIR DRCALDWELLLNBURNTFACTORYRDRT37 N R EDBUD RDWBROOKERD P IN E RD SNOWDENBR ID G E B LVD TASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTER DR JORDAN S P RI NGSRDBRIC K KILN RD ARBORCTA D MI R ALB YRDDREDDYSLNST789 ST791 ST756 ST622 ST644 ST657 ST728 ST664 ST645 ST636 ST643 ST655 ST847 ST642 ST661 ST659 ST656 ST660 ST723 ST820 ST644 §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01522 017 0137 0150 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 1 1.50.25 Miles µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 Senseny/Eastern Frederick Land Use Plan Area Plan Urban Development Area Future Rt 37 BypassSewer and Water Service Area Land Use Legend Industrial Employment Airport Support Area B2 / B3 Mixed-Use Mixed Use Industrial \ Office Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Mixed-Use/High-Density Residential, 12-16 u/a Institutional Urban Center Rural Area Interstate Buffer Natural Resources & Recreation Park Landfill Support Area 141 kj S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n R e d b u d R u n OpequonCreek LickRunLick Run OpequonCreekWrights R u n Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun Opequon CreekRedbudRun SulpherSpringsRun WrightsRunAbrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek AbramsCreekOpequonCreek Abrams Creek OpequonCreekWrightRunHogeRun Buffa lo LickRun Op e q u o n C r e e k Ope q u o n Cree k OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqon Creek A b r a m s C r e e k Opequo n Creek Opequ o n Creek N FRED E R I C K P I K E COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P IE R IDGERDE PARKINSMILL RD MARANTOMANOR DRVICTORY RDARMEL RD W PARKINS MILLRDPRINCEFREDERICKDR VALLEYMILL RD COVE R S T O N E D R BROO K E RDSENSENYRDBAKER LNVALLEYPIKERT37 S MORGANMILLRDMIDDLERDBERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE WARRIORDRWOODSMILLR D WEEMS LN WHITE OAK RDSHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDWJUBALEARLY DR COLELN SHADY ELM RDBOUNDARY AVECALDWELLLNBURNTFACTORYRDAIRPORT R D RT37 N R EDBUD RDWBROOKERD P IN E RD FRONTROYALPIKETASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTE R DR BRIC K KILN R D ARBORCTA D MI R ALB YRDDREDDYSLNST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 §¨¦81 §¨¦81 Senseny/Eastern Frederick Land Use Plan Transportation Map Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area 142 kj S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n R e d b u d R u n OpequonCreek LickRunLick Run OpequonCreekWrights R u n Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun Opequon CreekRedbudRun SulpherSpringsRun WrightsRunAbrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek AbramsCreekOpequonCreek Abrams Creek OpequonCreekWrightRunHogeRun Buffa lo LickRun Op e q u o n C r e e k Ope q u o n Cree k OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqon Creek A b r a m s C r e e k Opequo n Creek Opequ o n Creek N FRED E R I C K P I K E COSTELLODR A M H E R S T ST MILL W O O D P I K E A PPL E P IE R IDGERDE PARKINSMILL RD MARANTOMANOR DRVICTORY RDARMEL RD W PARKINS MILLRDPRINCEFREDERICKDR VALLEYMILL RD COVE R S T O N E D R BROO K E RDSENSENYRDBAKER LNVALLEYPIKERT37 S MORGANMILLRDMIDDLERDBERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE WARRIORDRWOODSMILLR D WEEMS LN WHITE OAK RDSHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDWJUBALEARLY DR COLELN SHADY ELM RDBOUNDARY AVECALDWELLLNBURNTFACTORYRDAIRPORT R D RT37 N R EDBUD RDWBROOKERD P IN E RD FRONTROYALPIKETASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTE R DR BRIC K KILN R D ARBORCTA D MI R ALB YRDDREDDYSLNST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 §¨¦81 §¨¦81 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 Senseny/Eastern Frederick Land Use Plan Transportation w/Trails Map Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area 143 kj FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTERCROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA FREDERICK HALLPARKINS MILL BATTERYHISTORIC AREAHISTORIC GREENWAY CARPERS VALLEY RDHISTORIC AREA CEMETERYPARK VALLEY MILLHISTORIC AREA MILLBANK HISTORICGATEWAY AIRPORT SUPPORTAREA AIRPORT S u l p her S p r i n g Run Ash H o l l o w Run H o g e Ru n OpequonCreek R e d b u d R u n LickRunLick Run Opequ o n Creek Wrights R u n Redbu d Run Lick Run OpequonCreekTown Run Ash Hollo wRun RedbudRun WrightsRunAbrams Creek OpequonCreek BuffaloLickRun Opequon Creek Abrams Creek AbramsCreekOpequonCreek Abrams Creek OpequonCreekWrightRunHogeRun Buffa lo LickRun Op e q u o nCr e e k Ope q u o n Cree k OpeuqonCreekA b r a m sCreek OpequonCreekOpeuqonCreekA b r a m s C r e e k Opequo n Creek OpequonCreekMILLWOODPIKE N FRED E R I C K P I K E COSTELLODR A M H E R S T ST A PPL E P IE R IDGERDMARANTOMANOR DRVICTORY RDARMEL RD W PARKINS MILLRDPRINCEFREDERICKDR VALLEYMILL RD COVE R S T O N E D R MILLWOODPI KEBROO K E RDSENSENYRDBAKER LNVALLEYPIKERT37 S MORGANMILLRDMIDDLERDBERRYVILLE AVE APPLEVALLEYRD BERRYVILLE PIKE WARRIORDRWOODSMILLR D WEEMS LN WHITE OAK RDSHAW N E E D R MILBURNRDE J UBALEARLYDRS PLEASANTVALLEYRDAYLOR RDWJUBALEARLY DR COLELN SHADY ELM RDBOUNDARY AVECALDWELLLNBURNTFACTORYRDRT37 N R EDBUD RDWBROOKERD P IN E RD TASKERRD GREENWOODRDFORTCOLLIERRD PAPERMILLRDPARKCENTE R DR BRIC K KILN R D ARBORCTA D MI R ALB YRDDREDDYSLN§¨¦81 §¨¦81 0137 01522 01522 0111 0111 01277 01522 017 0137 0150 ST791 ST756 ST644 ST622 ST657 ST728 ST664 ST645 ST643 ST655 ST847 ST642 ST636 ST661 ST659 ST656 ST660 ST723 ST820 ST644 Senseny/Eastern Frederick Land Use Plan Historic and Natural Resources Area Plan µ 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 kj Future Route 37 ramps to be adjusted to align with future relocated Valley Mill Road. !(Proposed Interchanges Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout Trails 0 0.5 10.25 Miles Urban Development Area Future Rt 37 BypassSewer and Water Service Area Facilities ³n Existing Elementary ³n Existing High School ³n Existing Middle School ³n Future Elementary ³n Existing Vocational School [j Future Park !Ä Existing Airport ¥L¤ Armory &% Existing Community Center Facility 89:s Existing Fire Station!; Existing Landfill !b ¦© Existing Public Safety [j Existing Park #Historic Rural Landmarks Environmentally Sensitive Areas Land Institutional Interstate Buffer Park Natural Resources & Recreation Landfill Support Area Possible Historic District Possible Fire Station 144